62 Liftside Dr Unit 332-334 · Hunter, NY 12442

$24,000

3 bd · 3.0 ba · 796 sqft · Condo · 87 Days on market

Built 2005 Good condition ↓ 20% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Nestled right on the slopes of Hunter Mountain, this fractional ownership opportunity at the Kaatskill Mountain Club delivers true slopeside convenience with a low-maintenance resort lifestyle. Enjoy approximately 13 weeks of deeded, rotating use for each quarter interest, with the flexibility to use, rent, or exchange your time through the resort's vacation program (if available per current management rules). The well-appointed suite offers a full kitchen, comfortable living area with cozy fireplace, a convenient queen Murphy bed that maximizes sleeping capacity and floor space, and two full bathrooms--ideal for hosting family and guests and designed for easy mountain living. Ownership includes access to year-round amenities: heated outdoor pool and hot tubs, sauna and steam room, full fitness center, game room, on-site restaurant and bar, owners' lounge/meeting room, and ski lockers. With direct proximity to the lifts, hiking trails, and Hunter Mountain's four-season events, this is a turnkey way to secure generous time on the mountain at a fraction of the cost of full ownership

Key facts

• Pool
• Built 2005
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $24k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.1% 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 $166 of loan paydown is wiped out by about $720 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $22,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 5.18% ✓
• Cap rate: 27.10%
• Cash-on-cash: 74.30%
• DSCR: 4.31
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 74.5%
• Equity multiple: 4.40×
• Total profit: $22,875
• Equity at exit: $3,578

10-year hold

• IRR: 78.4%
• Equity multiple: 9.20×
• Total profit: $55,119
• Equity at exit: $2,075

Cash invested: $6,720 (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: 1.6×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA est. from 41 same-building comps: −$401
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $416

Break-even live

Break-even rent $718

Max offer price $24,000

Occupancy floor 62%

Sensitivity live

Price	-10% $433	-5% $424	+0% $416	+5% $408	+10% $399
Rent	-10% $318	-5% $367	+0% $416	+5% $465	+10% $514
Rate	-1.0pp $428	-0.5pp $422	base $416	+0.5pp $410	+1.0pp $404

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: $6,000
• Closing costs: $720
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $24,000 Active 87 DOM
2. 2026-06-19
   days on market $24,000 Active 85 DOM
3. 2026-06-18
   days on market $24,000 Active 84 DOM
4. 2026-06-17
   days on market $24,000 Active 83 DOM
5. 2026-06-16
   days on market $24,000 Active 82 DOM
6. 2026-06-15
   days on market $24,000 Active 81 DOM
7. 2026-06-14
   days on market $24,000 Active 79 DOM
8. 2026-06-12
   days on market $24,000 Active 78 DOM
9. 2026-06-09
   days on market $24,000 Active 75 DOM
10. 2026-06-08
    days on market $24,000 Active 74 DOM
11. 2026-06-07
    days on market $24,000 Active 73 DOM
12. 2026-06-05
    days on market $24,000 Active 70 DOM
13. 2026-06-03
    days on market $24,000 Active 69 DOM
14. 2026-06-02
    days on market $24,000 Active 68 DOM
15. 2026-06-01
    days on market $24,000 Active 67 DOM
16. 2026-05-31
    days on market $24,000 Active 66 DOM
17. 2026-05-30
    days on market $24,000 Active 65 DOM
18. 2026-03-26
    listed $24,000 Active 1097-char remark

    Show marketing remark (1097 chars)

    Nestled right on the slopes of Hunter Mountain, this fractional ownership opportunity at the Kaatskill Mountain Club delivers true slopeside convenience with a low-maintenance resort lifestyle. Enjoy approximately 13 weeks of deeded, rotating use for each quarter interest, with the flexibility to use, rent, or exchange your time through the resort's vacation program (if available per current management rules). The well-appointed suite offers a full kitchen, comfortable living area with cozy fireplace, a convenient queen Murphy bed that maximizes sleeping capacity and floor space, and two full bathrooms--ideal for hosting family and guests and designed for easy mountain living. Ownership includes access to year-round amenities: heated outdoor pool and hot tubs, sauna and steam room, full fitness center, game room, on-site restaurant and bar, owners' lounge/meeting room, and ski lockers. With direct proximity to the lifts, hiking trails, and Hunter Mountain's four-season events, this is a turnkey way to secure generous time on the mountain at a fraction of the cost of full ownership

19. 2025-08-31
    historical
20. 2025-08-19
    status Active
21. 2025-08-11
    historical
22. 2025-03-03
    listed $30,000 Active

ⓘ 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: $14,930
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − HOA: −$4,812
• − Depreciation: −$698
• Taxable income: $5,207
• Est. tax owed @ 24.0%: −$1,250
• After-tax cash flow: $3,743/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 80/100 Cosmetic rehab

This well-maintained, ski resort-style condo offers a cozy living area with a fireplace, modern kitchen, and two full bathrooms. The location provides unique ski lift access and a low-maintenance resort lifestyle.

Value-add opportunities

• Both Ski lift access — Unique selling point for winter sports enthusiasts
• Both Landscaping — Enhances curb appeal and property value
• Both Painting — Fresh paint can improve the home's appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Ski lift access — Unique selling point for winter sports enthusiasts ↑
• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting — Fresh paint can improve the home's appearance and value ↑

ⓘ 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

-20.0% since first listed

5 events — show timeline

• 2026-03-26 Listed $24,000 HVCRMLS
• 2025-08-31 Listing Removed — Global MLS
• 2025-08-19 Relisted — Global MLS
• 2025-08-11 Listing Removed — Global MLS
• 2025-03-03 Listed $30,000 Global MLS