7 Old Greenfield Rd · Woodridge, NY 12789

$149,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 49 Days on market

Built 1988 0.43 ac lot

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Why this score? — see what drove the C+ 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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to this charming and versatile 3-bedroom, 2-bath mobile home set on a spacious 0.43-acre lot, offering a perfect blend of comfort, functionality, and outdoor amenities. Inside, you’ll find a thoughtfully designed layout featuring a primary bedroom with an ensuite bath. The home also includes two additional bedrooms and a second full bathroom. The eat-in kitchen has a gas stove, refrigerator, dishwasher and mounted microwave. The living room provides a comfortable place to gather. A bright sunroom, complete with a propane fireplace, adds extra living space perfect for relaxing or entertaining year-round. For added convenience, there is a dedicated laundry room. Step outside and discover everything this property has to offer. In addition to an attached carport and driveway, the property boasts three garages, providing ample storage or workshop potential and multiple sheds offer even more space for tools and equipment. Enjoy outdoor living with a gazebo, a covered porch space, a fenced garden area and garden shed, and a fenced-in dog run for your pets. With plenty of indoor and outdoor space, this property offers a unique opportunity for comfortable living with room to grow, create, and enjoy. New hot water heater & pressure tank. Walls have sheetrock, home recently insulated underneath. Roof approximately 7 years old. Low Taxes

Key facts

• Propane fireplace
• Attached carport
• Spacious lot

Tags

• SPACIOUS LOT
• EAT-IN KITCHEN
• GAS STOVE
• PROPANE FIREPLACE
• DEDICATED LAUNDRY ROOM
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#934 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+, cost of living B+; Watch: schools F, crime F, amenities F.
• Fallsburg Central School District (town): math 29% / reading 27% proficiency, ranked #583 of 590 in NY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.04% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 3.29×
• Total profit: $95,354
• Equity at exit: $134,231

10-year hold

• IRR: 25.2%
• Equity multiple: 7.46×
• Total profit: $269,648
• Equity at exit: $289,474

Cash invested: $41,720 (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 12789

• Home prices YoY: 2.4%
• Active inventory: 26
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$158 /mo · $1,897/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $223

Break-even live

Break-even rent $1,268

Max offer price $149,000

Occupancy floor 81%

Sensitivity live

Price	-10% $307	-5% $265	+0% $223	+5% $181	+10% $139
Rent	-10% $100	-5% $162	+0% $223	+5% $284	+10% $345
Rate	-1.0pp $298	-0.5pp $261	base $223	+0.5pp $184	+1.0pp $145

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Old Falls Rd Fallsburg, NY	1.0–2.0	1.0	600	$1,550	$2.58	15d	2	0.58mi

Listing history 1 events

1. 2026-04-07
   listed $149,000 Active 1373-char remark

   Show marketing remark (1373 chars)

   Welcome to this charming and versatile 3-bedroom, 2-bath mobile home set on a spacious 0.43-acre lot, offering a perfect blend of comfort, functionality, and outdoor amenities. Inside, you’ll find a thoughtfully designed layout featuring a primary bedroom with an ensuite bath. The home also includes two additional bedrooms and a second full bathroom. The eat-in kitchen has a gas stove, refrigerator, dishwasher and mounted microwave. The living room provides a comfortable place to gather. A bright sunroom, complete with a propane fireplace, adds extra living space perfect for relaxing or entertaining year-round. For added convenience, there is a dedicated laundry room. Step outside and discover everything this property has to offer. In addition to an attached carport and driveway, the property boasts three garages, providing ample storage or workshop potential and multiple sheds offer even more space for tools and equipment. Enjoy outdoor living with a gazebo, a covered porch space, a fenced garden area and garden shed, and a fenced-in dog run for your pets. With plenty of indoor and outdoor space, this property offers a unique opportunity for comfortable living with room to grow, create, and enjoy. New hot water heater & pressure tank. Walls have sheetrock, home recently insulated underneath. Roof approximately 7 years old. Low Taxes

ⓘ 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: $1,897 · $158/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$310/yr (+$26/mo · 16.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$8,346
• − Property taxes: −$1,897
• − Insurance: −$745
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,335
• Taxable income: $301
• Est. tax owed @ 24.0%: −$72
• After-tax cash flow: $2,603/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: Fallsburg Central School District
• NCES district ID: 3610950
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 27% ▬ 0.00%
• Median HH income: $42,513
• Composite: 23.84/100
• National rank: #7805
• State rank: #583 of 590 in NY

Livability — Woodridge

• Score: 61/100
• State rank: #934
• US rank: #18167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,654
• Population (ZIP): 2,654

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 28% Two or more races 25% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 20%
• Common ancestry: Lithuanian 6% Scotch-Irish 2% Romanian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 63% English-only · Spanish 22% Chinese 5% Other Indo-European 5%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 455.1244
• 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

• 2026-04-07 Listed $149,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,897 · +1.1% YoY. Source: county tax records.