6 Applegate Dr · Hamlin, NY 14464

$129,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured · 39 Days on market

Built 2022 Good condition $100/sqft · 225% above area

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.3/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MAINTENANCE FREE MANUFACTURED HOME IN MOVE IN CONDITION! 1,296 SQUARE FEET OF BRIGHT AND COMFORTABLE LIVING SPACE! OPEN FLOOR PLAN THAT CONSIST OF A SPACIOUS LIVING ROOM OVERLOOKING A MODERN EAT IN KITCHEN! THERE ARE 2 FULL BATHROOMS FOR YOUR CONVENIENCE AND THE BEDROOMS ARE ALL NICE SIZE, ESPECIALLY THE BEDROOM SUITE! ALL OF THE APPLIANCES ARE INCLUDED AS WELL AS THE SPACIOUS SHED! THIS LISTING IS SUBJECT TO SELLERS OBTAINING SUITABLE PROPERTY.

Key facts

• Open floor plan
• Spacious shed
• Move in condition

Tags

• MOVE IN CONDITION
• OPEN FLOOR PLAN
• MODERN EAT IN KITCHEN
• SPACIOUS SHED

Property features AI

Finance

• Financial info: Land lease: $687

Exterior

• Parking: Driveway; No garage
• Utilities: Public water (connected); Sewer connected; Circuit breaker electric service
• Home design: Single-story (1 story); Resale property; Double wide mobile home (Champion)
• Construction: Vinyl siding; Asphalt pitched roof; Existing structure
• Exterior features: Concrete driveway; Rectangular residential lot; City street and private road frontage

Interior

• Kitchen: Gas range; Gas oven; Microwave; Refrigerator; Eat-in layout; Kitchen island
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Kitchen island; Separate/formal living room; Primary suite; Main level primary; Bedroom on main level
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.2% below list).
• Recommended offer: $124k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.1% in Hamlin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#557 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment C-, crime D, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ginther Elementary School (535 students, 44% FRL); A D Oliver Middle School (math 27% / reading 58%, grade D-, #373 of 729 statewide, top 52%, 685 students, 48% FRL); Brockport High School (math 97% / reading 77%, grade A, #311 of 1,100 statewide, top 30%, 946 students, 43% FRL).
• Zoned-school proficiency averages 65% at this address vs 50% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Brockport Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 52 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $124,400 (4.2% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $40,005
• List price: $129,900
• Delta: 224.71%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Locust Dr	0.19mi	3/2.0	1,252 (-3%)	8mo	$64,000	$51	79
5 Oak Dr	0.09mi	3/2.0	1,216 (-6%)	20mo	$107,000	$88	69
5 Dogwood Dr	0.03mi	3/2.0	1,404 (+8%)	22mo	$69,000	$49	66
29 Chestnut Dr	0.13mi	2/2.0 (-1)	1,140 (-12%)	10mo	$37,900	$33	60
306 Sandy Brook Dr	0.62mi	2/2.0 (-1)	1,188 (-8%)	13mo	$40,000	$34	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-15,614
• Equity at exit: $19,369

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-6,545
• Equity at exit: $11,231

Cash invested: $36,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14464

• Home prices YoY: -15.0%
• Active inventory: 52
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $85

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $175	-5% $130	+0% $85	+5% $40	+10% $-5
Rent	-10% $-13	-5% $36	+0% $85	+5% $134	+10% $183
Rate	-1.0pp $150	-0.5pp $118	base $85	+0.5pp $51	+1.0pp $17

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-20
   listed $129,900 Active 453-char remark
2. 2026-01-08
   historical
3. 2025-10-04
   listed $119,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,928
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,779
• Taxable loss: −$1,114
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $1,288/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This move-in condition manufactured home is in good condition with minimal repairs needed. Upgrades in paint, landscaping, and appliances would significantly enhance its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.
• Both New flooring in high-traffic areas — Improves the home's appearance and adds value for both resale and rental.
• Both Upgrading appliances — Modern appliances can attract more buyers and renters, increasing value.
• Both New roof or siding if needed — Ensures the home's structural integrity and adds to its overall appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in high-traffic areas — Improves the home's appearance and adds value for both resale and rental. ↑
• Both Upgrading appliances — Modern appliances can attract more buyers and renters, increasing value. ↑
• Both New roof or siding if needed — Ensures the home's structural integrity and adds to its overall appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Hamlin

• Score: 68/100
• State rank: #557
• US rank: #10030

Category grades

Amenities F Commute D- Cost of living A Crime D Employment C- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamlin, NY
• Population (ZIP): 6,725

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Black 2%
• Common ancestry: Romanian 7% Slovak 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.89%
• Current HPI: 248.1985
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+8.3% since first listed

4 events — show timeline

• 2026-05-29 Pending — UNYREIS
• 2026-04-20 Listed $129,900 UNYREIS
• 2026-01-08 Listing Removed — UNYREIS
• 2025-10-04 Listed $119,900 UNYREIS