112 Jefferson Hts #16 · Jefferson Heights, NY 12414

$58,800

2 bd · 1.0 ba · 865 sqft · Manufactured · 175 Days on market

Built 1973 Good condition $800/mo HOA · 49% of rent ↓ 16% since listing

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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 +21.1/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Fully renovated 2-bedroom mobile home in move-in condition. Forget the condo and/or renting — its time to own your own updated home in a well-kept, fast-improving park. Everything is done-all fresh finishes, open layout, updated kitchen and bath, new flooring — just move in and start living. A great place to call home, and a solid investment. It's rentable, with strong demand and rising property values. New Ownership and park is under active improvement, homes like these are getting harder to find. Act fast — this one won’t last, either! EZ GO AND SHOW ! OWNER FINANCING AVAILABLE!

Key facts

• Fully renovated
• Updated bath
• New flooring

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• UPDATED BATH
• NEW FLOORING
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $52k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#860 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A, cost of living B; Watch: employment C-, amenities F, commute F.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Catskill Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 574 students, 41% FRL); Catskill Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 303 students, 45% FRL); Catskill Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 400 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 105 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 $6k of equity ($407 loan paydown + $6k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $51,744 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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.
8. 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.
9. 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: 2.78% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 3.0

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: 29.0%
• Equity multiple: 3.30×
• Total profit: $37,869
• Equity at exit: $52,972

10-year hold

• IRR: 25.5%
• Equity multiple: 7.58×
• Total profit: $108,354
• Equity at exit: $114,235

Cash invested: $16,464 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 105
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$308
• Tax est. 1.5%: −$74 /mo · $882/yr
• Insurance: −$24
• HOA: −$800
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $84

Break-even live

Break-even rent $1,527

Max offer price $58,800

Occupancy floor 90%

Sensitivity live

Price	-10% $124	-5% $104	+0% $84	+5% $63	+10% $43
Rent	-10% $-45	-5% $19	+0% $84	+5% $148	+10% $213
Rate	-1.0pp $113	-0.5pp $99	base $84	+0.5pp $68	+1.0pp $53

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: $14,700
• Closing costs: $1,764
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Jefferson Hts Unit 2 Catskill, NY	1.0	1.0	700	$1,300	$1.86	25d	1	0.26mi
473 Main St Unit 1 Catskill, NY	2.0	1.0	550	$1,650	$3.00	45d	1	0.55mi
114 Main St Catskill, NY	3.0	1.0	1000	$2,400	$2.40	45d	1	1.37mi

HOA detail

• Monthly dues: $800 · $9,600/yr

Listing history 18 events

1. 2026-06-21
   days on market $58,800 Active 175 DOM
2. 2026-06-19
   days on market $58,800 Active 173 DOM
3. 2026-06-18
   days on market $58,800 Active 172 DOM
4. 2026-06-17
   days on market $58,800 Active 171 DOM
5. 2026-06-16
   days on market $58,800 Active 170 DOM
6. 2026-06-15
   days on market $58,800 Active 169 DOM
7. 2026-06-14
   days on market $58,800 Active 167 DOM
8. 2026-06-12
   days on market $58,800 Active 166 DOM
9. 2026-06-09
   days on market $58,800 Active 163 DOM
10. 2026-06-08
    days on market $58,800 Active 162 DOM
11. 2026-06-07
    days on market $58,800 Active 161 DOM
12. 2026-06-02
    days on market $58,800 Active 156 DOM
13. 2026-06-01
    days on market $58,800 Active 155 DOM
14. 2026-05-31
    days on market $58,800 Active 154 DOM
15. 2026-05-30
    days on market $58,800 Active 153 DOM
16. 2026-03-28
    price $69,000 611-char remark

    Show marketing remark (611 chars)

    Fully renovated 2-bedroom mobile home in move-in condition. Forget the condo and/or renting — its time to own your own updated home in a well-kept, fast-improving park. Everything is done-all fresh finishes, open layout, updated kitchen and bath, new flooring — just move in and start living. A great place to call home, and a solid investment. It's rentable, with strong demand and rising property values. New Ownership and park is under active improvement, homes like these are getting harder to find. Act fast — this one won’t last, either! EZ GO AND SHOW ! OWNER FINANCING AVAILABLE!

17. 2026-02-11
    price $77,500 611-char remark

    Show marketing remark (611 chars)

    Fully renovated 2-bedroom mobile home in move-in condition. Forget the condo and/or renting — its time to own your own updated home in a well-kept, fast-improving park. Everything is done-all fresh finishes, open layout, updated kitchen and bath, new flooring — just move in and start living. A great place to call home, and a solid investment. It's rentable, with strong demand and rising property values. New Ownership and park is under active improvement, homes like these are getting harder to find. Act fast — this one won’t last, either! EZ GO AND SHOW ! OWNER FINANCING AVAILABLE!

18. 2025-12-28
    listed $82,500 Active 611-char remark

    Show marketing remark (611 chars)

    Fully renovated 2-bedroom mobile home in move-in condition. Forget the condo and/or renting — its time to own your own updated home in a well-kept, fast-improving park. Everything is done-all fresh finishes, open layout, updated kitchen and bath, new flooring — just move in and start living. A great place to call home, and a solid investment. It's rentable, with strong demand and rising property values. New Ownership and park is under active improvement, homes like these are getting harder to find. Act fast — this one won’t last, either! EZ GO AND SHOW ! OWNER FINANCING AVAILABLE!

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $19,595
• − Mortgage interest: −$3,294
• − Property taxes: −$882
• − Insurance: −$294
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − HOA: −$9,600
• − Depreciation: −$1,711
• Taxable income: $680
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $841/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 · 10 photos

Good 80/100 Cosmetic rehab

This fully renovated 2-bedroom mobile home is in move-in condition with updated kitchen and bathrooms, new flooring, and fresh paint. It's a great investment opportunity in a well-kept park with strong demand and rising property values.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters
• Both Add a small garden or flower bed — Improves curb appeal and can attract more buyers or renters
• Both Install a smart thermostat — Can improve energy efficiency and comfort, attracting more buyers or renters

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters ↑
• Both Add a small garden or flower bed — Improves curb appeal and can attract more buyers or renters ↑
• Both Install a smart thermostat — Can improve energy efficiency and comfort, attracting more buyers or renters ↑

ⓘ 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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Jefferson Heights

• Score: 62/100
• State rank: #860
• US rank: #16594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson Heights, NY
• County: Greene County · 10,169 people
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

-16.4% since first listed

3 events — show timeline

• 2026-03-28 Price Changed $69,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-11 Price Changed $77,500 OneKey® MLS as Distributed by MLS Grid
• 2025-12-28 Listed $82,500 OneKey® MLS as Distributed by MLS Grid