24 Hillside Dr · East Avon, NY 14414

$99,900

3 bd · 1.0 ba · 1,216 sqft · Manufactured · 71 Days on market

Built 2025 Excellent condition $82/sqft · 111% above area ↓ 8% since listing

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Home, Nestled Up Along the Side of the Community!

Key facts

• Built 2025
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,004 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living B; Watch: schools F, crime F, amenities F.
• Avon Central School District (town): math 53% / reading 50% proficiency, ranked #349 of 590 in NY (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $9k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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?
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: 1.68% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.25%
• DSCR: 2.21
• GRM: 5.0

CMA / ARV

• ARV (median comp): $47,361
• List price: $99,900
• Delta: 110.93%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Parkview Dr	0.30mi	3/1.0	1,152 (-5%)	7mo	$55,000	$48	71

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: 21.3%
• Equity multiple: 1.87×
• Total profit: $24,295
• Equity at exit: $14,895

10-year hold

• IRR: 29.4%
• Equity multiple: 3.62×
• Total profit: $73,353
• Equity at exit: $8,638

Cash invested: $27,972 (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 14414

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $635

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 57%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-03
   days on market $99,900 Active 71 DOM
2. 2026-06-03
   days on market $99,900 Active 70 DOM
3. 2026-06-01
   days on market $99,900 Active 69 DOM
4. 2026-05-31
   days on market $99,900 Active 68 DOM
5. 2026-04-03
   status Active 58-char remark

   Show marketing remark (58 chars)

   Spacious Home, Nestled Up Along the Side of the Community!

6. 2026-04-03
   price $99,900 58-char remark

   Show marketing remark (58 chars)

   Spacious Home, Nestled Up Along the Side of the Community!

7. 2025-07-24
   historical 58-char remark

   Show marketing remark (58 chars)

   Spacious Home, Nestled Up Along the Side of the Community!

8. 2025-07-24
   status Active 58-char remark

   Show marketing remark (58 chars)

   Spacious Home, Nestled Up Along the Side of the Community!

9. 2025-05-03
   historical 58-char remark

   Show marketing remark (58 chars)

   Spacious Home, Nestled Up Along the Side of the Community!

10. 2025-05-03
    status Active 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

11. 2025-04-25
    historical 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

12. 2025-04-25
    status Active 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

13. 2025-04-25
    price $124,900 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

14. 2025-02-08
    historical 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

15. 2025-02-01
    status Active 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

16. 2025-02-01
    historical 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

17. 2025-01-31
    listed $108,900 Active 58-char remark

    Show marketing remark (58 chars)

    Spacious Home, Nestled Up Along the Side of the Community!

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $20,136
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,906
• Taxable income: $6,414
• Est. tax owed @ 24.0%: −$1,539
• After-tax cash flow: $6,083/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

Excellent 100/100 None rehab

This manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a good starting point for potential buyers or renters, with minor updates and improvements that could significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Interior touch-ups — Fresh paint and minor updates inside can make the home more appealing and increase its value.
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor updates inside can make the home more appealing and increase its value. ↑
• Both Kitchen and bathroom updates — Modernizing these spaces can significantly increase the home's value and appeal to a broader market. ↑

ⓘ 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: Avon Central School District
• NCES district ID: 3603660
• Math proficiency: 53% ▬ 0.00%
• Reading proficiency: 50% ▲ 12.00%
• Median HH income: $55,407
• Composite: 44.56/100
• National rank: #2786
• State rank: #349 of 590 in NY

Livability — East Avon

• Score: 60/100
• State rank: #1004
• US rank: #19541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Livingston County · 6,576 people
• Metro: Rochester, NY
• Population (ZIP): 6,576
• Household income: $72,006
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 100.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 6% Italian 4% Lithuanian 2%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -40.57%
• Current HPI: 247.7027
• Rent YoY: —
• Metro: Rochester, NY
• 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

13 events — show timeline

• 2026-04-03 Relisted — Zillow
• 2026-04-03 Price Changed $99,900 Zillow
• 2025-07-24 Delisted — Zillow
• 2025-07-24 Relisted — Zillow
• 2025-05-03 Delisted — Zillow
• 2025-05-03 Relisted — Zillow
• 2025-04-25 Delisted — Zillow
• 2025-04-25 Price Changed $124,900 Zillow
• 2025-04-25 Relisted — Zillow
• 2025-02-08 Delisted — Zillow
• 2025-02-01 Relisted — Zillow
• 2025-02-01 Delisted — Zillow
• 2025-01-31 Listed $108,900 Zillow