32 Meadow St · Livingston Manor, NY 12758

$289,900

3 bd · 2.0 ba · 1,431 sqft · SingleFamily · 62 Days on market

Built 1987 1.08 ac lot $203/sqft · 17% below area Est $348k · 17% under ↓ 17% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks

Welcome to Livingston Manor. 32 Meadow Street puts you right in the heart of this sought-after Catskills hamlet, where charm, easy access, and year-round appeal come together. This three-bedroom, two-bathroom home sits on over an acre, an uncommon find in-town, offering both space and convenience. Located in a short-term rental–friendly area within Sullivan County, the property is perfectly positioned to capitalize on the steady flow of visitors drawn to the region’s outdoor recreation, dining, and vibrant local culture. Recently remodeled, the home blends comfort and functionality with updated finishes and a solid fuel stove. The expansive lawn sets it apart, with a lush lawn,

Key facts

• Expansive lawn
• Inviting deck
• Private fencing

Tags

• SOUGHT-AFTER CATSKILLS HAMLET
• EXPANSIVE LAWN
• PRIVATE FENCING
• INVITING DECK

Property features AI

Finance

• Financial info: Tax year 2025 (amounts not included per instructions)

Exterior

• Parking: Driveway; Parking for 4 vehicles; 1-car garage
• Utilities: Electricity connected (NYSEG); Public sewer; Water connected; Sewer connected
• Home design: Manufactured single-family home
• Construction: Frame construction with vinyl siding; Concrete perimeter foundation
• Exterior features: Vinyl siding; Frame construction; Batts and fiberglass insulation; Concrete perimeter foundation; Not waterfront; No additional parcels

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Includes a bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; No central air
• Interior features: First-floor bedroom; Galley kitchen; High ceilings; Pantry; Deck
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-901 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (45.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (31.8% below list).
• Recommended offer: $160k (45.0% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 2.9% in Livingston Manor — 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 50/100 on livability (#1,173 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: amenities F, commute F, employment F.
• Livingston Manor Central School District (rural): math 55% / reading 45% proficiency, ranked #456 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Livingston Manor Elementary School (math 62% / reading 62%, grade B, #675 of 2,108 statewide, top 35%, 227 students, 40% FRL); Livingston Manor High School (math 62% / reading 44%, grade C-, #934 of 1,100 statewide, top 86%, 179 students, 49% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 82 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,520 (45.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.68% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.51%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $347,618
• List price: $289,900
• Delta: -16.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 School St	0.23mi	3/1.0	1,316 (-8%)	10mo	$100,000	$76	63
39 Dubois St	0.34mi	4/2.0 (+1)	1,541 (+8%)	9mo	$420,000	$273	59
678 Old Route 17	0.39mi	4/2.0 (+1)	1,500 (+5%)	15mo	$355,000	$237	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.0%
• Equity multiple: 2.24×
• Total profit: $100,813
• Equity at exit: $261,165

10-year hold

• IRR: 14.8%
• Equity multiple: 5.22×
• Total profit: $342,629
• Equity at exit: $563,212

Cash invested: $81,172 (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 12758

• Home prices YoY: 15.4%
• Active inventory: 82
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-901

Break-even live

Break-even rent $3,119

Max offer price $159,520

Occupancy floor —

Sensitivity live

Price	-10% $-701	-5% $-801	+0% $-901	+5% $-1,001	+10% $-1,101
Rent	-10% $-1,057	-5% $-979	+0% $-901	+5% $-823	+10% $-745
Rate	-1.0pp $-755	-0.5pp $-827	base $-901	+0.5pp $-976	+1.0pp $-1,053

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $289,900 Active 62 DOM
2. 2026-06-21
   pricedays on market $289,900 Active 61 DOM
3. 2026-06-21
   days on market $294,999 Active 60 DOM
4. 2026-06-18
   days on market $294,999 Active 58 DOM
5. 2026-06-17
   days on market $294,999 Active 57 DOM
6. 2026-06-16
   days on market $294,999 Active 56 DOM
7. 2026-06-15
   days on market $294,999 Active 55 DOM
8. 2026-06-13
   days on market $294,999 Active 53 DOM
9. 2026-06-12
   days on market $294,999 Active 52 DOM
10. 2026-06-09
    days on market $294,999 Active 49 DOM
11. 2026-06-08
    days on market $294,999 Active 48 DOM
12. 2026-06-07
    days on market $294,999 Active 47 DOM
13. 2026-06-07
    days on market $294,999 Active 46 DOM
14. 2026-06-04
    days on market $294,999 Active 43 DOM
15. 2026-06-02
    days on market $294,999 Active 42 DOM
16. 2026-06-01
    days on market $294,999 Active 41 DOM
17. 2026-05-31
    days on market $294,999 Active 40 DOM
18. 2026-05-15
    price $294,999 955-char remark
19. 2026-04-21
    listed $300,000 Active 955-char remark
20. 2025-10-15
    historical
21. 2025-10-01
    price $315,000
22. 2025-09-15
    price $319,000
23. 2025-04-16
    listed $339,000 Active
24. 2025-04-05
    historical
25. 2025-01-20
    price $339,900
26. 2024-12-27
    listed $349,900 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 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $23,739
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$6,974
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$8,433
• Taxable loss: −$16,055
• Est. tax savings @ 24.0%: +$3,853
• After-tax cash flow: $-6,959/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: Livingston Manor Central School District
• NCES district ID: 3617580
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $51,401
• Composite: 44.96/100
• National rank: #5872
• State rank: #456 of 755 in NY

Livability — Livingston Manor

• Score: 50/100
• State rank: #1173
• US rank: #25609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston Manor, NY
• Population (ZIP): 4,061

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: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Danish 4% Subsaharan African 4% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▲ 59.59%
• Current HPI: 446.6757
• 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

-17.1% since first listed

10 events — show timeline

• 2026-06-21 Price Changed $289,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $294,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Listed $300,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $315,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Price Changed $319,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-16 Listed $339,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-20 Price Changed $339,900 OneKey® MLS as Distributed by MLS Grid
• 2024-12-27 Listed $349,900 OneKey® MLS as Distributed by MLS Grid