173 Beech St · Mayfield, NY 12117

$55,250

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 82 Days on market

Built 2002 1.90 ac 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BACK ON MARKET, PENDING RELEASES. Mobile home situated on 1.90 acres in Mayfield CSD, offers 1,344 sq ft, 3 bedrooms, 2 full baths, 1 car attached garage, and private utilities. Nice opportunity for redevelopment with large amount of acreages!

Key facts

• Private utilities
• 1.90 acres
• 1.9 acre lot

Tags

• 1.90 ACRES
• PRIVATE UTILITIES
• OPPORTUNITY FOR REDEVELOPMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#634 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living A-; Watch: crime F, amenities F, commute F.
• Mayfield Central School District (town): math 42% / reading 56% proficiency, ranked #400 of 590 in NY (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 112 units permitted in Fulton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($382 loan paydown + $5k appreciation (8.6% local appreciation)).
• Fulton County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $23k; list at $55k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $51,935 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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. 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: 2.23% ✓
• Cap rate: 19.14%
• Cash-on-cash: 45.87%
• DSCR: 3.04
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.3%
• Equity multiple: 5.03×
• Total profit: $62,401
• Equity at exit: $44,060

10-year hold

• IRR: 53.0%
• Equity multiple: 10.91×
• Total profit: $153,253
• Equity at exit: $89,525

Cash invested: $15,470 (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 12117

• Home prices YoY: 2.6%
• Active inventory: 25
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$290
• Tax est. 1.5%: −$69 /mo · $829/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $591

Break-even live

Break-even rent $483

Max offer price $55,250

Occupancy floor 47%

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: $13,812
• Closing costs: $1,658
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $55,250 Active 82 DOM
2. 2026-06-17
   days on market $55,250 Active 81 DOM
3. 2026-06-16
   days on market $55,250 Active 80 DOM
4. 2026-06-15
   days on market $55,250 Active 79 DOM
5. 2026-06-13
   days on market $55,250 Active 77 DOM
6. 2026-06-12
   days on market $55,250 Active 76 DOM
7. 2026-06-09
   remarks 243-char remark
8. 2026-06-09
   pricestatus $55,250 Active 73 DOM
9. 2026-03-30
   status Pending
10. 2026-02-24
    price $61,750
11. 2026-01-16
    listed $65,000 Active
12. 2001-09-18
    soldstatus $23,000

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,782
• − Mortgage interest: −$3,095
• − Property taxes: −$829
• − Insurance: −$276
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,607
• Taxable income: $6,610
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $5,510/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: Mayfield Central School District
• NCES district ID: 3618750
• Math proficiency: 42% ▼ -11.00%
• Reading proficiency: 56% ▲ 5.00%
• Median HH income: $51,922
• Composite: 42.08/100
• National rank: #3322
• State rank: #400 of 590 in NY

Livability — Mayfield

• Score: 66/100
• State rank: #634
• US rank: #11697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,841

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 51,132 people
• By 2030: 49,114 · -3.9%
• By 2040: 44,373 · -13.2%
• By 2050: 39,321 · -23.1%
• By 2075: 28,503 · -44.3%
• By 2100: 19,268 · -62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Iranian 7% Romanian 6% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 2%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+35.9) · D 32.1% · R 67.9%
• 2008→2024 swing: -26.6pp toward R · 2008: -9.2pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+31.4 2016: R+35.5 2012: R+10.5 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.55%
• Current HPI: 338.4132
• 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

+168.5% since first listed

4 events — show timeline

• 2026-03-30 Pending — Global MLS
• 2026-02-24 Price Changed $61,750 Global MLS
• 2026-01-16 Listed $65,000 Global MLS
• 2001-09-18 Sold (Public Records) $23,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $2,898 · +4.8% YoY. Source: county tax records.