33 Norma Dr · Washington Mills, NY 13323

$125,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 10 Days on market

Built 1999 436 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT CORNER LOT LOCATION. A TRUE MUST SEE. LOT RENT $385. PER MONTH. KITCHEN - DINING AREA HAS OPEN CONCEPT. SPACIOUS BEDROOMS. COMFORT & VALUE ARE YOURS HERE.

Key facts

• Gas stove
• Eat-in kitchen
• Walk in closet

Tags

• WALK IN CLOSET
• SOAKER TUB
• REMODELED BATH
• EAT-IN KITCHEN
• GAS STOVE
• STAINLESS REFRIGERATOR

Property features AI

Finance

• HOA & community: Land lease: $475 (land lease community)

Exterior

• Parking: Carport
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available; Cable available
• Home design: Single-story (1 story); Double-wide mobile home (Pine Grove); Entry level main floor; Facing information not provided
• Construction: Vinyl siding; Architectural shingle roof; Slab foundation; Existing construction
• Exterior features: Covered porch; Deck; Blacktop driveway; Corner, rectangular lot

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Refrigerator; Eat-in kitchen layout
• Bedrooms: Two main-level bedrooms
• Flooring: Laminate flooring; Vinyl flooring; Varied flooring types
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Cathedral ceilings; Eat-in kitchen; Separate/formal living room; Combined living and dining area; Main-level primary bedroom
• Laundry & utility: Main-level laundry with accessible utilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $589 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads 60/100 on livability (#952 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• New Hartford Central School District (suburban): math 65% / reading 76% proficiency, ranked #128 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Robert L Bradley Elementary School (math 57% / reading 72%, grade B, #591 of 2,108 statewide, top 31%, 511 students, 23% FRL); Perry Junior High School (math 52% / reading 72%, grade B+, #136 of 729 statewide, top 20%, 584 students, 21% FRL); New Hartford Senior High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 645 students, 19% FRL).
• Market conditions: 41 active listings in the ZIP; 204 units permitted in Oneida County in 2024 (68 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.
• Oneida County population projected at -12% 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $42k; list at $125k implies a 194% 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. 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: 1.43% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $62,208
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3843 Oneida St	0.43mi	3/2.0 (+1)	1,008 (-12%)	21mo	$54,000	$54	36

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $17,265
• Equity at exit: $18,638

10-year hold

• IRR: 21.3%
• Equity multiple: 2.81×
• Total profit: $63,357
• 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 13323

• Home prices YoY: -22.2%
• Active inventory: 41
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$118 /mo · $1,410/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $589

Break-even live

Break-even rent $1,044

Max offer price $125,000

Occupancy floor 62%

Sensitivity live

Price	-10% $660	-5% $624	+0% $589	+5% $554	+10% $518
Rent	-10% $448	-5% $518	+0% $589	+5% $660	+10% $730
Rate	-1.0pp $652	-0.5pp $621	base $589	+0.5pp $557	+1.0pp $524

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 9 events

1. 2026-06-22
   days on market $125,000 Active 10 DOM
2. 2026-06-19
   days on market $125,000 Active 8 DOM
3. 2026-06-18
   days on market $125,000 Active 7 DOM
4. 2026-06-17
   days on market $125,000 Active 6 DOM
5. 2026-06-16
   days on market $125,000 Active 5 DOM
6. 2026-06-15
   days on market $125,000 Active 4 DOM
7. 2026-06-14
   days on market $125,000 Active 2 DOM
8. 2026-06-13
   remarks 693-char remark
9. 2026-06-13
   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: $1,410 · $118/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$351/yr (+$29/mo · 24.9%)

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

Taxation est. · year 1

• Rental income: $21,481
• − Mortgage interest: −$7,002
• − Property taxes: −$1,410
• − Insurance: −$625
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,636
• Taxable income: $5,371
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $5,780/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: New Hartford Central School District
• NCES district ID: 3620370
• Math proficiency: 65% ▼ -7.00%
• Reading proficiency: 76% ▲ 5.00%
• Median HH income: $67,028
• Composite: 61.37/100
• National rank: #769
• State rank: #128 of 590 in NY

Livability — Washington Mills

• Score: 60/100
• State rank: #952
• US rank: #18623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,014

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Romanian 8% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -83.30%
• Current HPI: 292.0471
• 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

+171.7% since first listed

3 events — show timeline

• 2026-06-10 Listed $125,000 CNYIS
• 2010-06-01 Sold (MLS) $42,500 CNYIS
• 2010-05-04 Listed $46,000 CNYIS

Property tax history

+16.2%/yr

Latest (2025): $1,410 · +9.8% YoY. Source: county tax records.