58 Massachusetts St · Nunda, NY 14517

$119,900

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 26 Days on market

Built 1988 0.46 ac lot $100/sqft · 395% 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.0/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.7/10.0

Listing remarks MLS

* * OPEN HOUSE Sunday, 4/12 11AM-1PM. * * Lovely village home offering the perfect blend of comfort and convenience! This 3-bedroom, 2 full bath property features a spacious layout, including a primary bedroom with its own private bath. Enjoy the ease of a detached 2-car garage and a generously sized nearly half-acre lot—rare for a village setting—providing plenty of space for outdoor living, gardening, or entertaining. A wonderful opportunity to enjoy in-town living with room to spread out!

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $119k (0.4% below list).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#745 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, amenities F, commute F.
• Dalton-Nunda Central School District (Keshequa) (rural): math 39% / reading 42% proficiency, ranked #515 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 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 $829 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

• It's been on market 26 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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.
• Current owner paid $46k; list at $120k implies a 161% gain — meaningful room to come down on a strong offer.

Recommended offer $118,101 (1.5% below list)

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. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (median comp): $24,213
• List price: $119,900
• Delta: 395.19%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-13,662
• Equity at exit: $17,877

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,379
• Equity at exit: $10,367

Cash invested: $33,572 (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 14517

• Home prices YoY: -3.4%
• Active inventory: 15
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,194 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$174 /mo · $2,092/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $90

Break-even live

Break-even rent $1,080

Max offer price $119,900

Occupancy floor 87%

Sensitivity live

Price	-10% $158	-5% $124	+0% $90	+5% $56	+10% $22
Rent	-10% $-4	-5% $43	+0% $90	+5% $137	+10% $184
Rate	-1.0pp $150	-0.5pp $121	base $90	+0.5pp $59	+1.0pp $27

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-05
   status Pending 511-char remark

   Show marketing remark (511 chars)

   * * OPEN HOUSE Sunday, 4/12 11AM-1PM. * * Lovely village home offering the perfect blend of comfort and convenience! This 3-bedroom, 2 full bath property features a spacious layout, including a primary bedroom with its own private bath. Enjoy the ease of a detached 2-car garage and a generously sized nearly half-acre lot—rare for a village setting—providing plenty of space for outdoor living, gardening, or entertaining. A wonderful opportunity to enjoy in-town living with room to spread out!

2. 2026-04-08
   listed $119,900 Active 511-char remark

   Show marketing remark (511 chars)

   * * OPEN HOUSE Sunday, 4/12 11AM-1PM. * * Lovely village home offering the perfect blend of comfort and convenience! This 3-bedroom, 2 full bath property features a spacious layout, including a primary bedroom with its own private bath. Enjoy the ease of a detached 2-car garage and a generously sized nearly half-acre lot—rare for a village setting—providing plenty of space for outdoor living, gardening, or entertaining. A wonderful opportunity to enjoy in-town living with room to spread out!

3. 2015-10-06
   historical 147-char remark

   Show marketing remark (147 chars)

   1988 Double wide on a nice village lot. 3 bedrooms and 2 full baths. 2 car detached garage with plenty of parking. Mostly newer vinyl clad windows.

4. 2015-09-30
   soldstatus $46,000 147-char remark

   Show marketing remark (147 chars)

   1988 Double wide on a nice village lot. 3 bedrooms and 2 full baths. 2 car detached garage with plenty of parking. Mostly newer vinyl clad windows.

5. 2015-09-28
   soldstatus $46,000
6. 2015-06-26
   listed $56,000 147-char remark

   Show marketing remark (147 chars)

   1988 Double wide on a nice village lot. 3 bedrooms and 2 full baths. 2 car detached garage with plenty of parking. Mostly newer vinyl clad windows.

7. 2002-11-05
   soldstatus $54,000

ⓘ 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: $2,092 · $174/mo
• Projected year-2 tax: $2,092 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,326
• − Mortgage interest: −$6,716
• − Property taxes: −$2,092
• − Insurance: −$600
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,488
• Taxable loss: −$862
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,287/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: Dalton-Nunda Central School District (Keshequa)
• NCES district ID: 3621450
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $47,123
• Composite: 34.63/100
• National rank: #5149
• State rank: #515 of 590 in NY

Livability — Nunda

• Score: 64/100
• State rank: #745
• US rank: #14233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nunda, NY
• Population (ZIP): 2,588

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Iranian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -8.63%
• Current HPI: 245.1366
• 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

+122.0% since first listed

7 events — show timeline

• 2026-05-05 Pending — UNYREIS
• 2026-04-08 Listed $119,900 UNYREIS
• 2015-10-06 Listing Removed — UNYREIS
• 2015-09-30 Sold (MLS) $46,000 UNYREIS
• 2015-09-28 Sold (Public Records) $46,000 Public Records
• 2015-06-26 Listed $56,000 UNYREIS
• 2002-11-05 Sold (Public Records) $54,000 Public Records

Property tax history

+10.3%/yr

Latest (2025): $2,092 · +2.7% YoY. Source: county tax records.