3 Wayne St · Athens, NY 12015

$129,900

1 bd · 1.0 ba · 560 sqft · Manufactured public records · 44 Days on market

Built 1963 0.30 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 +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 3 Wayne Street in the village of Athens, NY, an affordable and low maintenance opportunity perfect for first time buyers, downsizers, or weekend getaways in the Hudson Valley. This 1 bedroom, 1 bathroom manufactured home, built in 1963, sits on a manageable 0.3 acre lot, offering just the right amount of outdoor space for relaxing, gardening, or entertaining. Inside, you'll find a simple and functional layout designed for easy living, with comfortable living space and plenty of natural light throughout. The property includes a 1 car garage, providing convenient parking or additional storage. With municipal water and septic system already in place, this home offers a practical set

Key facts

• Quiet street
• Manageable lot
• Municipal water

Tags

• LOW MAINTENANCE OPPORTUNITY
• MANAGEABLE LOT
• NATURAL LIGHT
• CONVENIENT PARKING
• MUNICIPAL WATER
• QUIET STREET

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Manufactured house (single wide); Residential property
• Construction: Block foundation
• Exterior features: Cleared lot; Garage(s) on property

Interior

• Kitchen: Free-standing refrigerator; Free-standing range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Free-standing refrigerator; Free-standing range
• Laundry & utility: Washer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#785 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Edward J Arthur Elementary School (math 44% / reading 64%, grade C, #908 of 2,108 statewide, top 46%, 184 students, 40% FRL); Coxsackie-Athens Middle School (math 22% / reading 46%, grade F, #497 of 729 statewide, top 69%, 364 students, 41% FRL); Coxsackie-Athens High School (math 87% / reading 82%, grade A, #379 of 1,100 statewide, top 36%, 365 students, 0% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($898 loan paydown + $8k appreciation (5.9% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $130k implies a 420% gain — meaningful room to come down on a strong offer.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.85% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.62%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.8%
• Equity multiple: 3.85×
• Total profit: $103,759
• Equity at exit: $81,043

10-year hold

• IRR: 41.9%
• Equity multiple: 7.96×
• Total profit: $253,036
• Equity at exit: $146,437

Cash invested: $36,372 (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 12015

• Home prices YoY: 1.4%
• Active inventory: 91
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $1,049

Break-even live

Break-even rent $1,072

Max offer price $129,900

Occupancy floor 51%

Sensitivity live

Price	-10% $1,123	-5% $1,086	+0% $1,049	+5% $1,013	+10% $976
Rent	-10% $860	-5% $954	+0% $1,049	+5% $1,144	+10% $1,239
Rate	-1.0pp $1,115	-0.5pp $1,082	base $1,049	+0.5pp $1,016	+1.0pp $981

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Warren St Unit 1 Hudson, NY	1.0	1.0	700	$2,800	$4.00	45d	1	1.18mi
208 Warren St Unit 3 Hudson, NY	1.0	1.0	700	$2,250	$3.21	45d	1	1.18mi
208 Warren St Unit 5 Hudson, NY	1.0	1.0	700	$2,150	$3.07	25d	1	1.18mi

Listing history 7 events

1. 2026-06-02
   status $129,900 Pending 44 DOM
2. 2026-06-01
   days on market $129,900 Active Under Contract 44 DOM
3. 2026-05-31
   days on market $129,900 Active Under Contract 43 DOM
4. 2026-05-31
   days on market $129,900 Active Under Contract 42 DOM
5. 2026-04-20
   historical Active Under Contract
6. 2026-04-17
   listed $129,900 Active
7. 2015-05-21
   soldstatus $25,000

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $1,766 · $147/mo
• Expected delta: +$429/yr (+$36/mo · 32.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $28,800
• − Mortgage interest: −$7,276
• − Property taxes: −$1,337
• − Insurance: −$650
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$3,779
• Taxable income: $11,151
• Est. tax owed @ 24.0%: −$2,676
• After-tax cash flow: $9,915/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Athens

• Score: 63/100
• State rank: #785
• US rank: #15102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, NY
• Population (ZIP): 4,084

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4% Dominican 2%
• Common ancestry: Romanian 3% Iranian 3% Scotch-Irish 2%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Russian/Polish/Slavic 5% Other Indo-European 2% Spanish 1%

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: ▲ 5.93%
• Current HPI: 426.3034
• 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

+419.6% since first listed

3 events — show timeline

• 2026-04-20 Contingent — HVCRMLS
• 2026-04-17 Listed $129,900 HVCRMLS
• 2015-05-21 Sold (Public Records) $25,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,337 · +3.3% YoY. Source: county tax records.