61 County Road 25 · Haines Falls, NY 12436

$299,000

3 bd · 2.5 ba · 1,764 sqft · SingleFamily · 69 Days on market

Built 1986 Fair condition 2.40 ac lot $170/sqft · 31% below area Est $436k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +5.6/10.0
• Schools +4.6/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Tucked into the desirable hamlet of Haines Falls, this beautifully maintained manufactured home offers the perfect blend of comfort, space, and four-season recreation. Just minutes to Hunter Mountain, North-South Lake, Kaaterskill Falls, and Colgate Lake, this location is ideal for those who love the outdoors year-round. Set on nearly 2.5 picturesque country acres, the home offers approximately 1,700 square feet of living space with an inviting open floor plan. Featuring 3 bedrooms and 2.5 baths, the layout includes generously sized bedrooms with ample closet space, providing both comfort and functionality. A block crawl space foundation adds peace of mind, while the circular driveway offers easy access and plenty of parking. Whether you're looking for a starter home, a weekend getaway, or a basecamp for Catskills adventures, this property delivers space, setting, and convenience in one attractive package.

Key facts

• Open floor plan
• Plenty of parking
• Circular driveway

Tags

• FOUR-SEASON RECREATION
• PICTURESQUE COUNTRY ACRES
• OPEN FLOOR PLAN
• BLOCK CRAWL SPACE FOUNDATION
• CIRCULAR DRIVEWAY
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.4% below list).
• Recommended offer: $250k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.3% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,000 (16.4% 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 69 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $436,297
• List price: $299,000
• Delta: -31.47%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5582 Rt. 23a	0.24mi	3/1.5	2,000 (+13%)	21mo	$365,000	$183	45
62 Clum Hill Rd	0.62mi	3/1.5	1,573 (-11%)	9mo	$435,000	$277	42

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

Projected returns pro-forma

1.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.05×
• Total profit: $4,056
• Equity at exit: $106,588

10-year hold

• IRR: 5.5%
• Equity multiple: 1.69×
• Total profit: $57,633
• Equity at exit: $145,204

Cash invested: $83,720 (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 12436

• Home prices YoY: 0.3%
• Active inventory: 14
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-91

Break-even live

Break-even rent $2,616

Max offer price $285,786

Occupancy floor 99%

Sensitivity live

Price	-10% $115	-5% $12	+0% $-91	+5% $-195	+10% $-298
Rent	-10% $-289	-5% $-190	+0% $-91	+5% $7	+10% $106
Rate	-1.0pp $59	-0.5pp $-15	base $-91	+0.5pp $-169	+1.0pp $-248

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 S Main St Prattsville, NY	4.0	2.0	1697	$2,500	$1.47	14d	1	1.12mi

Listing history 12 events

1. 2026-06-12
   statusdays on market $299,000 Pending 69 DOM
2. 2026-06-09
   days on market $299,000 Active Under Contract 68 DOM
3. 2026-06-08
   days on market $299,000 Active Under Contract 67 DOM
4. 2026-06-07
   days on market $299,000 Active Under Contract 66 DOM
5. 2026-06-05
   days on market $299,000 Active Under Contract 63 DOM
6. 2026-06-03
   days on market $299,000 Active Under Contract 62 DOM
7. 2026-06-02
   days on market $299,000 Active Under Contract 61 DOM
8. 2026-06-01
   days on market $299,000 Active Under Contract 60 DOM
9. 2026-05-31
   days on market $299,000 Active Under Contract 59 DOM
10. 2026-05-30
    days on market $299,000 Active Under Contract 58 DOM
11. 2026-05-13
    historical Active Under Contract 919-char remark

    Show marketing remark (919 chars)

    Tucked into the desirable hamlet of Haines Falls, this beautifully maintained manufactured home offers the perfect blend of comfort, space, and four-season recreation. Just minutes to Hunter Mountain, North-South Lake, Kaaterskill Falls, and Colgate Lake, this location is ideal for those who love the outdoors year-round. Set on nearly 2.5 picturesque country acres, the home offers approximately 1,700 square feet of living space with an inviting open floor plan. Featuring 3 bedrooms and 2.5 baths, the layout includes generously sized bedrooms with ample closet space, providing both comfort and functionality. A block crawl space foundation adds peace of mind, while the circular driveway offers easy access and plenty of parking. Whether you're looking for a starter home, a weekend getaway, or a basecamp for Catskills adventures, this property delivers space, setting, and convenience in one attractive package.

12. 2026-04-02
    listed $299,000 Active 919-char remark

    Show marketing remark (919 chars)

    Tucked into the desirable hamlet of Haines Falls, this beautifully maintained manufactured home offers the perfect blend of comfort, space, and four-season recreation. Just minutes to Hunter Mountain, North-South Lake, Kaaterskill Falls, and Colgate Lake, this location is ideal for those who love the outdoors year-round. Set on nearly 2.5 picturesque country acres, the home offers approximately 1,700 square feet of living space with an inviting open floor plan. Featuring 3 bedrooms and 2.5 baths, the layout includes generously sized bedrooms with ample closet space, providing both comfort and functionality. A block crawl space foundation adds peace of mind, while the circular driveway offers easy access and plenty of parking. Whether you're looking for a starter home, a weekend getaway, or a basecamp for Catskills adventures, this property delivers space, setting, and convenience in one attractive package.

ⓘ 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 1/10 Low 8 d/yr ≥86°F today · 18 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: $30,000
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,698
• Taxable loss: −$6,227
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $399/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

Fair 45/100 Cosmetic rehab

This manufactured home offers a fair condition with cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Minor landscaping — sparse and in need of improvement

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace carpet — new carpet improves comfort and appearance
• Resale replace kitchen cabinets — new cabinets modernize the space
• Resale replace bathroom fixtures — new fixtures improve functionality and appearance
• Both landscape — improved landscaping enhances curb appeal and outdoor living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · sparse and in need of improvement	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace carpet — new carpet improves comfort and appearance ↑
• Resale replace kitchen cabinets — new cabinets modernize the space ↑
• Resale replace bathroom fixtures — new fixtures improve functionality and appearance ↑
• Both landscape — improved landscaping enhances curb appeal and outdoor living space ↑

ⓘ 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 — Haines Falls

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

Census & demographics

• Census place: Haines Falls, NY
• Population (ZIP): 516

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 9% Iranian 7% Scotch-Irish 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: ▲ 1.29%
• Current HPI: 476.4056
• 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

2 events — show timeline

• 2026-05-13 Contingent — HVCRMLS
• 2026-04-02 Listed $299,000 HVCRMLS