4022 Reed Rd · Byersville, NY 14437

$125,000

3 bd · 1.0 ba · 720 sqft · Manufactured public records · 2 Days on market

Built 1985 2.80 ac lot

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Why this score? — see what drove the C 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you enjoy country living with the convenience of being close to town, this property is worth a look. Situated on 2.80 partially wooded acres just five minutes from Dansville, this property offers privacy, outdoor enjoyment, and room to spread out. Leave the traffic and noise behind and enjoy the peace and quiet of country living. Originally a 1985 single-wide manufactured home, the residence has been expanded with permanent additions, including an enclosed mudroom and spacious living room, creating a more traditional residential feel. The home now offers approximately 1,040 square feet of living area. Original living area was approximately 720 square feet. Square footage is estimated and

Key facts

• Metal roof
• Enclosed mudroom
• Spacious living room

Tags

• PARTIALLY WOODED ACRES
• ENCLOSED MUDROOM
• SPACIOUS LIVING ROOM
• ROUGH-CUT WOOD SIDING
• METAL ROOF
• DETACHED TWO-CAR GARAGE

Property features AI

Finance

• Other: Lot is approximately 2.8 acres, irregular, wooded, with dimensions 503 x 309

Exterior

• Parking: Detached garage with workshop and storage; 2 garage spaces
• Utilities: Electricity connected with circuit breakers; Well water; Septic tank
• Home design: Single-wide mobile home; Single-story; Existing/resale condition; Main thoroughfare frontage
• Construction: Wood siding; Metal roof; Pillar/post/pier foundation; PEX plumbing; Built as existing (year built details: existing)
• Exterior features: Deck (open); Porch; Dirt and gravel driveways; Propane tank (leased); Shed(s) and exterior storage

Interior

• Kitchen: Gas oven and gas range; Microwave; Range hood; Refrigerator; Exhaust fan; Breakfast bar / eat-in layout
• Bedrooms: 3 main-level bedrooms; Bedroom on main level
• Flooring: Carpet; Tile; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Propane heating; Has heating
• Interior features: Breakfast bar; Ceiling fans; Entrance foyer; Eat-in kitchen; Separate/formal living room
• Laundry & utility: Main-level laundry; Propane water heater; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 60/100 on livability (#991 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A; Watch: crime D+, schools F, amenities F.
• Dansville Central School District (town): math 44% / reading 46% proficiency, ranked #464 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 86 units permitted in Livingston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Livingston County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $125k implies a 257% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-5,529
• Equity at exit: $18,638

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $14,091
• Equity at exit: $10,808

Cash invested: $35,000 (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 14437

• Home prices YoY: -12.4%
• Active inventory: 56
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $232

Break-even live

Break-even rent $1,010

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $125,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $125,000 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,085 · $90/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$514/yr (+$43/mo · 47.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,639
• − Mortgage interest: −$7,002
• − Property taxes: −$1,085
• − Insurance: −$625
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,636
• Taxable income: $788
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $2,589/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.

Schools (NCES district)

• District: Dansville Central School District
• NCES district ID: 3608790
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $45,524
• Composite: 38.21/100
• National rank: #4253
• State rank: #464 of 590 in NY

Livability — Byersville

• Score: 60/100
• State rank: #991
• US rank: #19379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,970

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 63,466 people
• By 2030: 61,966 · -2.4%
• By 2040: 58,398 · -8.0%
• By 2050: 54,955 · -13.4%
• By 2075: 49,958 · -21.3%
• By 2100: 43,944 · -30.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 4% Romanian 3% Slovak 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Livingston

• 2024 margin: Strong R (+21.4) · D 39.3% · R 60.7%
• 2008→2024 swing: -13.6pp toward R · 2008: -7.9pp · 2024: -21.4pp
• All cycles: 2024: R+21.4 2020: R+18.2 2016: R+27.8 2012: R+9.4 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.12%
• Current HPI: 206.4098
• 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

+257.1% since first listed

2 events — show timeline

• 2026-06-16 Listed $125,000 UNYREIS
• 2002-10-07 Sold (Public Records) $35,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,085 · +2.8% YoY. Source: county tax records.