159 Main St · Livingston Manor, NY 12758

$145,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 233 Days on market

Built 1900 0.33 ac lot $133/sqft · 61% below area ↓ 3% 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 +25.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This fixer upper has a lot of potential!! Located on Upper Main Street in Livingston Manor with in walking distance to town, upward brewery, and the Cattail River directly across the street. A spacious backyard that borders Upward Brewing Co. enables you to access the brewery's 100 acres right outside your back door. Detached block 1 car garage, partial basement, great weekender or affordable and manageable year round life!!!

Key facts

• 0.33 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.0% 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: schools D, amenities F, commute 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.
• Market conditions: 81 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 $16k of equity ($1k loan paydown + $14k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.23% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $375,244
• List price: $145,000
• Delta: -61.36%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $96,265
• Equity at exit: $130,627

10-year hold

• IRR: 26.1%
• Equity multiple: 7.66×
• Total profit: $270,194
• Equity at exit: $281,703

Cash invested: $40,600 (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: 81
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$263 /mo · $3,156/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $270

Break-even live

Break-even rent $1,442

Max offer price $145,000

Occupancy floor 80%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 233 DOM
2. 2026-06-17
   days on market $145,000 Active 232 DOM
3. 2026-06-16
   days on market $145,000 Active 231 DOM
4. 2026-06-15
   days on market $145,000 Active 230 DOM
5. 2026-06-13
   days on market $145,000 Active 228 DOM
6. 2026-06-12
   days on market $145,000 Active 227 DOM
7. 2026-06-09
   days on market $145,000 Active 224 DOM
8. 2026-06-08
   days on market $145,000 Active 223 DOM
9. 2026-06-07
   days on market $145,000 Active 222 DOM
10. 2026-06-07
    days on market $145,000 Active 221 DOM
11. 2026-06-04
    days on market $145,000 Active 218 DOM
12. 2026-06-02
    days on market $145,000 Active 217 DOM
13. 2026-06-01
    days on market $145,000 Active 216 DOM
14. 2026-05-31
    days on market $145,000 Active 215 DOM
15. 2026-02-16
    price $145,000 429-char remark

    Show marketing remark (429 chars)

    This fixer upper has a lot of potential!! Located on Upper Main Street in Livingston Manor with in walking distance to town, upward brewery, and the Cattail River directly across the street. A spacious backyard that borders Upward Brewing Co. enables you to access the brewery's 100 acres right outside your back door. Detached block 1 car garage, partial basement, great weekender or affordable and manageable year round life!!!

16. 2025-10-28
    listed $150,000 Active 429-char remark

    Show marketing remark (429 chars)

    This fixer upper has a lot of potential!! Located on Upper Main Street in Livingston Manor with in walking distance to town, upward brewery, and the Cattail River directly across the street. A spacious backyard that borders Upward Brewing Co. enables you to access the brewery's 100 acres right outside your back door. Detached block 1 car garage, partial basement, great weekender or affordable and manageable year round life!!!

17. 2025-10-27
    historical $150,000 429-char remark

    Show marketing remark (429 chars)

    This fixer upper has a lot of potential!! Located on Upper Main Street in Livingston Manor with in walking distance to town, upward brewery, and the Cattail River directly across the street. A spacious backyard that borders Upward Brewing Co. enables you to access the brewery's 100 acres right outside your back door. Detached block 1 car garage, partial basement, great weekender or affordable and manageable year round life!!!

ⓘ 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: $3,156 · $263/mo
• Projected year-2 tax: $3,156 · $263/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 19 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: $21,405
• − Mortgage interest: −$8,122
• − Property taxes: −$3,156
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,218
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,975/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

-3.3% since first listed

3 events — show timeline

• 2026-02-16 Price Changed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-28 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Coming Soon $150,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $3,156 · +0.4% YoY. Source: county tax records.