6882 Route 62 · South Dayton, NY 14726

$129,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 75 Days on market

Built 2004 1.70 ac lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +4.9/10.0
• DSCR +4.2/10.0
• Schools +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three-bedroom manufactured home set on 1.7 acres in the country. All of your living spaces are on the main floor of the home. The home features an eat-in kitchen, a living-dining combo, three bedrooms, a laundry room, and two full bathrooms. Both bathrooms have recently been remodeled and have brand-new shower enclosures. Off the back door of the house, there is a nice storage room and or mud room. The hot water tank was also replaced only 2 years ago. The roof was replaced 3 years ago, and the windows are brand new, with a transferrable lifetime warranty. The home also has a large deck with access to the yard. Outside, the property has a barn with a Lean-to carport area and a shed.

Key facts

• Storage room
• Living-dining combo
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LIVING-DINING COMBO
• REMODELED BATHROOMS
• BRAND-NEW SHOWER ENCLOSURES
• STORAGE ROOM
• MUD ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $15 ($181/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 $127k (1.3% below list).
• Recommended offer: $121k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,102 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Pine Valley Central School District (South Dayton) (rural): math 33% / reading 49% proficiency, ranked #512 of 590 in NY (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (2.9% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $129k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $121,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.43×
• Total profit: $15,659
• Equity at exit: $57,025

10-year hold

• IRR: 10.4%
• Equity multiple: 2.54×
• Total profit: $55,681
• Equity at exit: $87,129

Cash invested: $36,120 (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 14726

• Home prices YoY: 0.8%
• Active inventory: 8
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,273 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$261 /mo · $3,127/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $15

Break-even live

Break-even rent $1,254

Max offer price $129,000

Occupancy floor 94%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $129,000 Active 75 DOM
2. 2026-06-17
   days on market $129,000 Active 74 DOM
3. 2026-06-16
   days on market $129,000 Active 73 DOM
4. 2026-06-15
   days on market $129,000 Active 72 DOM
5. 2026-06-13
   days on market $129,000 Active 70 DOM
6. 2026-06-12
   days on market $129,000 Active 69 DOM
7. 2026-06-09
   days on market $129,000 Active 66 DOM
8. 2026-06-08
   days on market $129,000 Active 65 DOM
9. 2026-06-07
   days on market $129,000 Active 64 DOM
10. 2026-06-05
    days on market $129,000 Active 62 DOM
11. 2026-06-04
    days on market $129,000 Active 60 DOM
12. 2026-06-02
    days on market $129,000 Active 59 DOM
13. 2026-06-01
    days on market $129,000 Active 58 DOM
14. 2026-05-31
    days on market $129,000 Active 57 DOM
15. 2026-05-09
    price $129,000 691-char remark

    Show marketing remark (691 chars)

    Three-bedroom manufactured home set on 1.7 acres in the country. All of your living spaces are on the main floor of the home. The home features an eat-in kitchen, a living-dining combo, three bedrooms, a laundry room, and two full bathrooms. Both bathrooms have recently been remodeled and have brand-new shower enclosures. Off the back door of the house, there is a nice storage room and or mud room. The hot water tank was also replaced only 2 years ago. The roof was replaced 3 years ago, and the windows are brand new, with a transferrable lifetime warranty. The home also has a large deck with access to the yard. Outside, the property has a barn with a Lean-to carport area and a shed.

16. 2026-04-04
    listed $139,000 Active 691-char remark

    Show marketing remark (691 chars)

    Three-bedroom manufactured home set on 1.7 acres in the country. All of your living spaces are on the main floor of the home. The home features an eat-in kitchen, a living-dining combo, three bedrooms, a laundry room, and two full bathrooms. Both bathrooms have recently been remodeled and have brand-new shower enclosures. Off the back door of the house, there is a nice storage room and or mud room. The hot water tank was also replaced only 2 years ago. The roof was replaced 3 years ago, and the windows are brand new, with a transferrable lifetime warranty. The home also has a large deck with access to the yard. Outside, the property has a barn with a Lean-to carport area and a shed.

17. 2021-10-01
    soldstatus $66,000
18. 2021-09-30
    soldstatus $70,000 Closed Sale or Rented 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

19. 2021-07-14
    status Under Contract- Do Not Show 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

20. 2021-07-07
    historical Continue to Show- Under Contract 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

21. 2021-06-11
    price $79,900 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

22. 2021-06-07
    price $82,900 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

23. 2021-04-28
    status Active 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

24. 2021-03-13
    historical Continue to Show- Under Contract 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

25. 2020-12-30
    price $85,500 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

26. 2020-10-12
    price $89,900 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

27. 2020-08-31
    listed $99,900 Active 405-char remark

    Show marketing remark (405 chars)

    Come see this well kept manufactured home on 1.7 beautiful country acres! Master bedroom has it's own full bath. Open concept living area flows well with a country lifestyle. Awesome views of the surrounding countryside. Huge barn with a poured concrete floor is ideal for parking out of the weather, storage for equipment and toys, or a workshop. Only minutes from Gowanda for shopping and entertainment.

ⓘ 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: $3,127 · $261/mo
• Projected year-2 tax: $3,127 · $261/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 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
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,280
• − Mortgage interest: −$7,226
• − Property taxes: −$3,127
• − Insurance: −$645
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,753
• Taxable loss: −$1,916
• Est. tax savings @ 24.0%: +$460
• After-tax cash flow: $641/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: Pine Valley Central School District (South Dayton)
• NCES district ID: 3623070
• Math proficiency: 33% ▼ -1.00%
• Reading proficiency: 49% ▲ 21.00%
• Median HH income: $44,734
• Composite: 34.76/100
• National rank: #5129
• State rank: #512 of 590 in NY

Livability — South Dayton

• Score: 56/100
• State rank: #1102
• US rank: #22525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,681

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Polish 10% Romanian 5% Iranian 3%
• Languages at home: 62% English-only · German/W. Germanic 37% Spanish 1%

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 346.84
• 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

+29.1% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $129,000 UNYREIS
• 2026-04-04 Listed $139,000 UNYREIS
• 2021-10-01 Sold (Public Records) $66,000 Public Records
• 2021-09-30 Sold (MLS) $70,000 WNYREIS
• 2021-07-14 Pending — WNYREIS
• 2021-07-07 Contingent — WNYREIS
• 2021-06-11 Price Changed $79,900 WNYREIS
• 2021-06-07 Price Changed $82,900 WNYREIS
• 2021-04-28 Relisted — WNYREIS
• 2021-03-13 Contingent — WNYREIS
• 2020-12-30 Price Changed $85,500 WNYREIS
• 2020-10-12 Price Changed $89,900 WNYREIS
• 2020-08-31 Listed $99,900 WNYREIS

Property tax history

+15.7%/yr

Latest (2025): $3,127 · +1.6% YoY. Source: county tax records.