242 Ruby Rd Lot 6 · Ruby, NY 12401

$79,900

2 bd · 1.0 ba · 896 sqft · Manufactured · 128 Days on market

Built 1979

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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 +7.5/15.0
• Rent growth +4.5/5.0
• Schools +4.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and well-maintained 2-bedroom, 1-bath residence offering comfort, convenience, and thoughtful updates throughout. Featuring new laminate flooring and new windows, the interior feels bright, clean, and inviting. The built-in cabinetry and countertops add both character and functionality, while the propane gas range makes cooking a pleasure. Enjoy year-round comfort with a kerosene forced-air heating system (2018), electric hot water heater, and the added convenience of an in-home washer and dryer. This home offers easy living with lot rent of 795 per month, which includes water, sewer, taxes, garbage. Septic/leach field maintained by the park. Quiet, natural set

Key facts

• Built-in cabinetry
• Propane gas range
• New windows

Tags

• NEW LAMINATE FLOORING
• NEW WINDOWS
• BUILT-IN CABINETRY
• PROPANE GAS RANGE
• ELECTRIC HOT WATER HEATER
• IN-HOME WASHER AND DRYER

Property features AI

Finance

• Other: Zoned for manufactured housing (416-Mfg Housing)

Exterior

• Parking: Driveway (unpaved)
• Utilities: Private well water; Septic tank sewer; 100 amp electric service
• Home design: Mobile home (single wide); One level
• Construction: Residential mobile home
• Exterior features: Deck

Interior

• Kitchen: Gas range; Oven; Refrigerator; Freezer; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Kerosene heating; No cooling system
• Interior features: Built-in features
• Laundry & utility: Washer; Dryer; Laundry room; Hall laundry access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 2.5% in Ruby — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Kingston City School District (urban): math 44% / reading 59% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.8%/yr); 225 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 7.8% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.40% ✓
• Cap rate: 20.71%
• Cash-on-cash: 51.49%
• DSCR: 3.29
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.81% rent growth · sell at horizon

5-year hold

• IRR: 54.8%
• Equity multiple: 3.59×
• Total profit: $57,940
• Equity at exit: $11,913

10-year hold

• IRR: 61.7%
• Equity multiple: 8.75×
• Total profit: $173,337
• Equity at exit: $6,908

Cash invested: $22,372 (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 12401

• Rents YoY: 7.8%
• Active inventory: 225
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $960

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 45%

Sensitivity live

Price	-10% $1,015	-5% $988	+0% $960	+5% $932	+10% $905
Rent	-10% $809	-5% $884	+0% $960	+5% $1,036	+10% $1,111
Rate	-1.0pp $1,000	-0.5pp $980	base $960	+0.5pp $939	+1.0pp $918

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 128 DOM
2. 2026-06-18
   days on market $79,900 Active 127 DOM
3. 2026-06-17
   days on market $79,900 Active 126 DOM
4. 2026-06-16
   days on market $79,900 Active 125 DOM
5. 2026-06-15
   days on market $79,900 Active 124 DOM
6. 2026-06-14
   days on market $79,900 Active 122 DOM
7. 2026-06-12
   days on market $79,900 Active 121 DOM
8. 2026-06-09
   days on market $79,900 Active 118 DOM
9. 2026-06-08
   days on market $79,900 Active 117 DOM
10. 2026-06-07
    days on market $79,900 Active 116 DOM
11. 2026-06-03
    days on market $79,900 Active 112 DOM
12. 2026-06-02
    days on market $79,900 Active 111 DOM
13. 2026-06-01
    days on market $79,900 Active 110 DOM
14. 2026-05-31
    days on market $79,900 Active 109 DOM
15. 2026-05-30
    days on market $79,900 Active 108 DOM
16. 2026-02-10
    listed $79,900 Active
17. 2026-01-13
    historical
18. 2025-10-27
    listed $75,000 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $22,970
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$2,324
• Taxable income: $10,897
• Est. tax owed @ 24.0%: −$2,615
• After-tax cash flow: $8,905/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: Kingston City School District
• NCES district ID: 3616290
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $52,586
• Composite: 44.22/100
• National rank: #2849
• State rank: #355 of 590 in NY

Livability — Ruby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Ulster County · 56,183 people
• City population: 569
• Metro: Kingston, NY
• Population (ZIP): 35,136
• Household income: $69,305
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 2045.0

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 14% Black 11% Two or more races 10% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 9% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.90%
• Current HPI: 369.1984
• Rent YoY: ▲ 7.81%
• Metro: Kingston, NY
• 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

+6.5% since first listed

3 events — show timeline

• 2026-02-10 Listed $79,900 HVCRMLS
• 2026-01-13 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Listed $75,000 OneKey® MLS as Distributed by MLS Grid