62 Liftside Dr #410/412g Week 1 Dr Unit 410-412 · Hunter, NY 12442

$32,000

2 bd · 2.0 ba · 1,052 sqft · SingleFamily · 406 Days on market

Built 2005 Good condition 435 sqft lot $30/sqft · at area comps Est $33k · at est. $473/mo HOA · 42% of rent

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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 +8.9/15.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Enjoy 13 weeks of hassle-free ownership every year at Hunter Mountain! Condominium with divided tenancy and deeded ownership (Quarter #1) at The Kaatskill Mountain Club, Hunter Mountain's preeminent four-season resort offering optional timeshare flexibility with RCI vacation exchange. This beautiful two bedroom, two bathroom valley side suite sleeps up to 8 guests. Lock-out units offer flexible living arrangements and rental options - use one room (sleeps 4) while you rent the other (sleeps 4), use both rooms, or rent both! First room has a Queen bed, sleeper sofa with cable TV, gas fireplace, fully equipped kitchen and access to balcony. The second bedroom has a queen bed and sitting area with sleeper sofa and kitchenette. Includes access to all amenities: pool, spa, gym, game room, Rip Van Winkle's Bar & Restaurant, gift shop, owner's lounge, eucalyptus steam room, event room, and more! On-site locker included with ownership. * This is a fractional interest condominium, please contact listing agent for further details.

Key facts

• Rental options
• Valley side suite
• Deeded ownership

Tags

• DEEDED OWNERSHIP
• VALLEY SIDE SUITE
• FLEXIBLE LIVING ARRANGEMENTS
• RENTAL OPTIONS
• FULLY EQUIPPED KITCHEN
• ACCESS TO BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $32k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $28k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 1.6% in Hunter — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#971 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing D+, crime F, amenities F.
• Hunter-Tannersville Central School District (rural): math 55% / reading 50% proficiency, ranked #425 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $221 of loan paydown is wiped out by about $960 of value loss. Plan a longer hold.
• Greene County population projected at -22% 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 $9k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $28,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.48% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.79%
• DSCR: 2.10
• GRM: 2.4

CMA / ARV

• ARV (median comp): $33,044
• List price: $32,000
• Delta: -3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Liftside Dr Unit 213G4	0.00mi	2/2.0	1,041 (-1%)	15mo	$23,000	$22	85
62 Liftside Dr Unit 213G1	0.00mi	2/2.0	1,041 (-1%)	23mo	$23,000	$22	79
62 - 321323J1 Liftside Dr Unit Week1	0.04mi	2/2.0	1,133 (+8%)	24mo	$23,500	$21	65
7770 Main St	0.35mi	2/1.5	1,197 (+14%)	8mo	$320,000	$267	52
190 Hunter Dr Unit Y1	0.50mi	2/2.0	1,126 (+7%)	16mo	$500,000	$444	52
278 N Lake Rd	0.62mi	3/1.5 (+1)	960 (-9%)	17mo	$230,000	$240	35
158 Hunter Dr. Dr Unit U3	0.59mi	2/2.0	1,198 (+14%)	24mo	$436,000	$364	30
167 Pine Ln	0.65mi	3/1.0 (+1)	924 (-12%)	18mo	$591,000	$640	25

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: 18.9%
• Equity multiple: 1.77×
• Total profit: $6,912
• Equity at exit: $4,771

10-year hold

• IRR: 27.6%
• Equity multiple: 3.51×
• Total profit: $22,449
• Equity at exit: $2,767

Cash invested: $8,960 (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 12442

• Home prices YoY: -1.1%
• Active inventory: 114
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• HOA: −$473
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $185

Break-even live

Break-even rent $879

Max offer price $32,000

Occupancy floor 78%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $473 · $5,676/yr
• Likely covers: gascablepoolgym

Listing history 17 events

1. 2026-06-19
   days on market $32,000 Active 406 DOM
2. 2026-06-18
   days on market $32,000 Active 405 DOM
3. 2026-06-17
   days on market $32,000 Active 404 DOM
4. 2026-06-16
   days on market $32,000 Active 403 DOM
5. 2026-06-15
   days on market $32,000 Active 402 DOM
6. 2026-06-14
   days on market $32,000 Active 400 DOM
7. 2026-06-12
   days on market $32,000 Active 399 DOM
8. 2026-06-09
   days on market $32,000 Active 396 DOM
9. 2026-06-08
   days on market $32,000 Active 395 DOM
10. 2026-06-07
    days on market $32,000 Active 394 DOM
11. 2026-06-05
    days on market $32,000 Active 391 DOM
12. 2026-06-03
    days on market $32,000 Active 390 DOM
13. 2026-06-02
    days on market $32,000 Active 389 DOM
14. 2026-06-01
    days on market $32,000 Active 388 DOM
15. 2026-05-31
    days on market $32,000 Active 387 DOM
16. 2026-05-30
    days on market $32,000 Active 386 DOM
17. 2025-04-16
    listed $32,000 Active 1042-char remark

    Show marketing remark (1042 chars)

    Enjoy 13 weeks of hassle-free ownership every year at Hunter Mountain! Condominium with divided tenancy and deeded ownership (Quarter #1) at The Kaatskill Mountain Club, Hunter Mountain's preeminent four-season resort offering optional timeshare flexibility with RCI vacation exchange. This beautiful two bedroom, two bathroom valley side suite sleeps up to 8 guests. Lock-out units offer flexible living arrangements and rental options - use one room (sleeps 4) while you rent the other (sleeps 4), use both rooms, or rent both! First room has a Queen bed, sleeper sofa with cable TV, gas fireplace, fully equipped kitchen and access to balcony. The second bedroom has a queen bed and sitting area with sleeper sofa and kitchenette. Includes access to all amenities: pool, spa, gym, game room, Rip Van Winkle's Bar & Restaurant, gift shop, owner's lounge, eucalyptus steam room, event room, and more! On-site locker included with ownership. * This is a fractional interest condominium, please contact listing agent for further details.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,356
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$160
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − HOA: −$5,676
• − Depreciation: −$931
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $1,698/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 · 13 photos

Good 75/100 Cosmetic rehab

This property is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minimal repairs. The highest-ROI updates would be painting the exterior and updating the kitchen appliances to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the kitchen appliances — Modernizing the kitchen appliances can improve the overall appeal of the property and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and repainting the interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the kitchen appliances — Modernizing the kitchen appliances can improve the overall appeal of the property and make it more attractive to potential buyers and renters. ↑

ⓘ 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: Hunter-Tannersville Central School District
• NCES district ID: 3615060
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,719
• Composite: 46.19/100
• National rank: #5442
• State rank: #425 of 755 in NY

Livability — Hunter

• Score: 60/100
• State rank: #971
• US rank: #18992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, NY
• Population (ZIP): 425

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 2% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 15% Scotch-Irish 8% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 2%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.82%
• Current HPI: 454.3942
• 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

1 event — show timeline

• 2025-04-16 Listed $32,000 HVCRMLS