37 Sunnyfield Dr · Newark Valley, NY 13827

$35,000

3 bd · 1.5 ba · 924 sqft · Manufactured · 307 Days on market

Built 1998 Good condition ↓ 50% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

Key facts

• Shed
• Laundry area
• Plenty of closets

Tags

• PLENTY OF CLOSETS
• LAUNDRY AREA
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#462 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, crime F, amenities F.
• Newark Valley Central School District (rural): math 37% / reading 51% proficiency, ranked #466 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($242 loan paydown + $3k appreciation (8.1% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (53%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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. 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.
6. 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.
7. 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: 3.82% ✓
• Cap rate: 34.19%
• Cash-on-cash: 99.64%
• DSCR: 5.43
• GRM: 2.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.79×
• Total profit: $66,508
• Equity at exit: $26,848

10-year hold

• IRR: —
• Equity multiple: 16.77×
• Total profit: $154,511
• Equity at exit: $53,540

Cash invested: $9,800 (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 13827

• Home prices YoY: 3.2%
• Active inventory: 65
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $814

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 34%

Sensitivity live

Price	-10% $838	-5% $826	+0% $814	+5% $802	+10% $790
Rent	-10% $708	-5% $761	+0% $814	+5% $867	+10% $919
Rate	-1.0pp $831	-0.5pp $823	base $814	+0.5pp $805	+1.0pp $795

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   status $35,000 Pending 307 DOM
2. 2026-06-18
   days on market $35,000 Active Under Contract 307 DOM
3. 2026-06-17
   days on market $35,000 Active Under Contract 306 DOM
4. 2026-06-17
   status $35,000 Active Under Contract 305 DOM
5. 2026-06-16
   days on market $35,000 Active 305 DOM
6. 2026-06-15
   days on market $35,000 Active 304 DOM
7. 2026-06-14
   days on market $35,000 Active 302 DOM
8. 2026-06-13
   days on market $35,000 Active 301 DOM
9. 2026-06-10
   pricedays on market $35,000 Active 299 DOM
10. 2026-06-09
    days on market $37,500 Active 298 DOM
11. 2026-06-08
    days on market $37,500 Active 297 DOM
12. 2026-06-07
    days on market $37,500 Active 296 DOM
13. 2026-06-03
    days on market $37,500 Active 292 DOM
14. 2026-06-02
    days on market $37,500 Active 291 DOM
15. 2026-06-01
    days on market $37,500 Active 290 DOM
16. 2026-05-31
    days on market $37,500 Active 289 DOM
17. 2026-05-30
    days on market $37,500 Active 288 DOM
18. 2026-05-16
    price $37,500 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

19. 2026-04-16
    price $39,900 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

20. 2026-03-23
    price $42,500 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

21. 2026-02-04
    price $45,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

22. 2026-01-06
    status Active 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

23. 2026-01-06
    price $50,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

24. 2025-12-29
    status Pending 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

25. 2025-10-29
    price $55,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

26. 2025-09-23
    price $60,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

27. 2025-09-11
    price $65,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

28. 2025-08-26
    price $70,000 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

29. 2025-08-07
    listed $75,000 Active 649-char remark

    Show marketing remark (649 chars)

    Welcome to this well maintained mobile home in the very quiet and tidy Valley Mobile Home Park. This home features three bedrooms, including a very generous sized primary bedroom, and one and a half bathrooms. There will be no lack of storage with plenty of closets and even a shed. For added convenience, there is also a laundry area with a washer and dryer included. Why pay rent when for a similar cost, you can have something to call your own and not have to worry about keeping your furry friends with you (with park approval). Don't wait, call your favorite agent today to take advantage of this fantastic little home that's priced just right.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,035
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,018
• Taxable income: $9,790
• Est. tax owed @ 24.0%: −$2,350
• After-tax cash flow: $7,415/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 well-maintained mobile home in a quiet and tidy park is ready for a new owner. Minor cosmetic updates can significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New windows and doors — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb 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: Newark Valley Central School District
• NCES district ID: 3620670
• Math proficiency: 37% ▼ -10.00%
• Reading proficiency: 51% ▲ 9.00%
• Median HH income: $53,770
• Composite: 38.12/100
• National rank: #4273
• State rank: #466 of 590 in NY

Livability — Newark Valley

• Score: 70/100
• State rank: #462
• US rank: #8031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,713

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.11%
• Current HPI: 259.9605
• 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

-50.0% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $37,500 CNYIS
• 2026-04-16 Price Changed $39,900 CNYIS
• 2026-03-23 Price Changed $42,500 CNYIS
• 2026-02-04 Price Changed $45,000 CNYIS
• 2026-01-06 Relisted — CNYIS
• 2026-01-06 Price Changed $50,000 CNYIS
• 2025-12-29 Pending — CNYIS
• 2025-10-29 Price Changed $55,000 CNYIS
• 2025-09-23 Price Changed $60,000 CNYIS
• 2025-09-11 Price Changed $65,000 CNYIS
• 2025-08-26 Price Changed $70,000 CNYIS
• 2025-08-07 Listed $75,000 CNYIS