11762 State Route 12 Rd #12 · Boonville, NY 13309

$146,000

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 27 Days on market

Built 2012 Fair condition 5.06 ac lot

---

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 +11.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Excellent opportunity to bring this home back to life. Home features 3 nicely sized Bedrooms, 2 Full Baths, Living Room, Formal Living Room with Gas Fireplace, Kitchen with large Pantry and sliding glass doors to back yard, Large Dining area, Laundry Room and 5 Acres of Land. Home is in foreclosure. Repairs are needed on interior of home, see pictures. This one won't last long. Call today for your private showing.

Key facts

• Gas fireplace
• Large pantry
• 5 acres of land

Tags

• GAS FIREPLACE
• LARGE PANTRY
• 5 ACRES OF LAND

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public utilities
• Home design: Single-family residence; Single-story
• Construction: Wood-frame construction
• Exterior features: Private outdoor space

Interior

• Kitchen: Included appliances
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Open layout
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $146k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-60 ($-717/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (17.7% below list).
• Recommended offer: $120k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.6% in Boonville — 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 79/100 on livability (#146 in NY, #2,225 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, commute F.
• Adirondack Central School District (rural): math 41% / reading 54% proficiency, ranked #426 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Oneida County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($144k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,158 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $75,730
• Equity at exit: $131,528

10-year hold

• IRR: 20.6%
• Equity multiple: 6.53×
• Total profit: $226,039
• Equity at exit: $283,646

Cash invested: $40,880 (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 13309

• Home prices YoY: 24.5%
• Active inventory: 37
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$766
• Tax est. 1.5%: −$182 /mo · $2,190/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-60

Break-even live

Break-even rent $1,277

Max offer price $137,358

Occupancy floor 100%

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-04-10
   historical Active Under Contract
3. 2026-03-17
   listed $146,000 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $14,419
• − Mortgage interest: −$8,178
• − Property taxes: −$2,190
• − Insurance: −$730
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$4,247
• Taxable loss: −$3,234
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $59/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 · 2 photos

Fair 45/100 Moderate rehab

This manufactured home requires extensive repairs and updates to bring it back to a livable condition. Significant structural and cosmetic issues need addressing to increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage visible in the independent aerial image.
• Major exterior siding — Weathered and possibly damaged siding.
• Major interior walls — Peeling paint and potential structural issues.
• Major kitchen appliances — Outdated and possibly non-functional appliances.
• Major bathroom fixtures — Outdated and possibly non-functional fixtures.
• Major flooring — Carpeted flooring in need of replacement.
• Major HVAC system — No visible system, likely outdated and in need of replacement.
• Major landscaping — Sparse and unkempt landscaping needs improvement.
• Major fencing — No visible fencing, possibly needed for privacy and security.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value.
• Both exterior siding repair/replacement — New siding would enhance curb appeal and increase value.
• Both interior wall repairs and paint — Fresh paint and repairs would improve the home's condition and value.
• Both kitchen and bathroom updates — Modernizing the kitchen and bathrooms would attract more buyers/renters.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency.
• Both landscaping and fencing — Improved landscaping and fencing would enhance curb appeal and safety.
• Both flooring replacement — New flooring would improve the home's condition and appearance.
• Both structural repairs — Addressing structural issues would ensure the home's safety and increase its value.
• Both landscaping and fencing — Improved landscaping and fencing would enhance curb appeal and safety.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible in the independent aerial image.	Major	$15,000–50,000
exterior siding · Weathered and possibly damaged siding.	Major	$15,000–50,000
interior walls · Peeling paint and potential structural issues.	Major	$15,000–50,000
kitchen appliances · Outdated and possibly non-functional appliances.	Major	$15,000–50,000
bathroom fixtures · Outdated and possibly non-functional fixtures.	Major	$15,000–50,000
flooring · Carpeted flooring in need of replacement.	Major	$15,000–50,000
HVAC system · No visible system, likely outdated and in need of replacement.	Major	$15,000–50,000
landscaping · Sparse and unkempt landscaping needs improvement.	Major	$15,000–50,000
fencing · No visible fencing, possibly needed for privacy and security.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Both exterior siding repair/replacement — New siding would enhance curb appeal and increase value. ↑
• Both interior wall repairs and paint — Fresh paint and repairs would improve the home's condition and value. ↑
• Both kitchen and bathroom updates — Modernizing the kitchen and bathrooms would attract more buyers/renters. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency. ↑
• Both landscaping and fencing — Improved landscaping and fencing would enhance curb appeal and safety. ↑
• Both flooring replacement — New flooring would improve the home's condition and appearance. ↑
• Both structural repairs — Addressing structural issues would ensure the home's safety and increase its value. ↑
• Both landscaping and fencing — Improved landscaping and fencing would enhance curb appeal and safety. ↑

ⓘ 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: Adirondack Central School District
• NCES district ID: 3605040
• Math proficiency: 41% ▼ -5.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $50,343
• Composite: 40.7/100
• National rank: #3669
• State rank: #426 of 590 in NY

Livability — Boonville

• Score: 79/100
• State rank: #146
• US rank: #2225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,828
• Population (ZIP): 5,828

Population outlook (Oneida County) Hauer SSP2

• Today (2025): 225,223 people
• By 2030: 220,384 · -2.1%
• By 2040: 209,071 · -7.2%
• By 2050: 197,920 · -12.1%
• By 2075: 175,541 · -22.1%
• By 2100: 148,491 · -34.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 0%

Political lean MEDSL · Oneida

• 2024 margin: Strong R (+21.3) · D 39.4% · R 60.6%
• 2008→2024 swing: -15.2pp toward R · 2008: -6.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+15.5 2016: R+21.1 2012: R+5.3 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 83.52%
• Current HPI: 425.0098
• 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

3 events — show timeline

• 2026-04-15 Pending — CNYIS
• 2026-04-10 Contingent — CNYIS
• 2026-03-17 Listed $146,000 CNYIS