62 Liftside Dr Unit 306/08 F Week 1 · Hunter, NY 12442

$24,000

2 bd · 2.0 ba · 831 sqft · SingleFamily · 548 Days on market

⚠ Timeshare Built 2005 Good condition 832 sqft lot $29/sqft · 26% below area Est $33k · 26% under $423/mo HOA · 26% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Beautiful valley views at this Kaatskill Mountain Club part time deeded ownership for 13 full weeks per year. This means you get a full week one week every four weeks. Schedule is rotated each year. Two beds, two bathrooms and two pull out couches. Central air, heat and gas fireplace. Carefree lifestyle right on the slopes of Hunter Mountain. Restaurant, bar, heated outdoor pool, Jacuzzis, gym, sauna, steam room, and more right on the premises. Two units with connecting door. Use one, rent one, use both, rent both. 24/7 staff in place. What could be easier. When you purchase an Epic Pass it is usable at all other Vail Resorts. Optional RCI vacation exchanges. Floor Plan F. Week 1. HOA fee includes utilities and amenities. Stock photos units may vary slightly. This is a fractional interest condominium, please contact listing agent for further details.

Key facts

• Sauna
• Steam room
• Heated outdoor pool

Tags

• VALLEY VIEWS
• HEATED OUTDOOR POOL
• JACUZZIS
• GYM
• SAUNA
• STEAM ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $24k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $24k).
• Recommended offer: $21k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.0% vs local median 2.7% in Hunter — 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 60/100 on livability (#971 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing D+, crime F, amenities F.
• 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.
• Zoned schools: Hunter Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 186 students, 45% FRL); Hunter-Tannersville Middle School High School (math 52% / reading 44%, grade D, #1,002 of 1,100 statewide, top 91%, 153 students, 48% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 169 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($50k/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 $166 of loan paydown is wiped out by about $720 of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 548 days — a 12% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $21,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 548 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 6.87% ✓
• Cap rate: 41.97%
• Cash-on-cash: 127.42%
• DSCR: 6.67
• GRM: 1.2

CMA / ARV

• ARV (median comp): $32,552
• List price: $24,000
• Delta: -26.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 - 233F Liftside Dr Unit all 4	0.04mi	2/2.0	831 (0%)	17mo	$75,000	$90	84
62 Liftside Dr Unit 306F4	0.00mi	2/2.0	831 (0%)	22mo	$22,500	$27	82
73 Liftside Dr Unit B-6	0.06mi	1/1.0 (-1)	788 (-5%)	15mo	$285,000	$362	67
82 Liftside Unit A-10	0.10mi	1/1.0 (-1)	750 (-10%)	22mo	$327,500	$437	52
167 Pine Ln	0.65mi	3/1.0 (+1)	924 (+11%)	23mo	$591,000	$640	23

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.23×
• Total profit: $41,842
• Equity at exit: $3,578

10-year hold

• IRR: —
• Equity multiple: 15.30×
• Total profit: $96,112
• Equity at exit: $2,075

Cash invested: $6,720 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $23,999 ($30/sqft)
• Median days on market: 548 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +29.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12442

• Home prices YoY: -1.1%
• Active inventory: 169
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$126
• Tax est. 1.5%: −$30 /mo · $360/yr
• Insurance: −$10
• HOA: −$423
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $714

Break-even live

Break-even rent $745

Max offer price $24,000

Occupancy floor 52%

Sensitivity live

Price	-10% $730	-5% $722	+0% $714	+5% $705	+10% $697
Rent	-10% $583	-5% $648	+0% $714	+5% $779	+10% $844
Rate	-1.0pp $726	-0.5pp $720	base $714	+0.5pp $707	+1.0pp $701

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: $6,000
• Closing costs: $720
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7733 Main St Hunter, NY	3.0	1.0	1017	$1,600	$1.57	7d	1	0.44mi
7733 Main St Hunter, NY	3.0	1.0	1017	$1,600	$1.57	5d	1	0.44mi
7714 Main St Hunter, NY	3.0	1.0	1082	$2,000	$1.85	33d	1	0.51mi
7625 Main St Unit A1 Hunter, NY	1.0	1.0	528	$1,350	$2.56	0d	1	0.55mi

HOA detail $423/mo · $5,076/yr

• Likely covers: gaspoolgym

Listing history 50 events

1. 2026-11-08
   days on market $24,000 Active 548 DOM
2. 2026-11-07
   days on market $24,000 Active 547 DOM
3. 2026-11-06
   days on market $24,000 Active 546 DOM
4. 2026-11-05
   days on market $24,000 Active 545 DOM
5. 2026-11-04
   days on market $24,000 Active 544 DOM
6. 2026-11-02
   days on market $24,000 Active 542 DOM
7. 2026-11-01
   days on market $24,000 Active 541 DOM
8. 2026-10-31
   days on market $24,000 Active 540 DOM
9. 2026-10-30
   days on market $24,000 Active 539 DOM
10. 2026-10-29
    days on market $24,000 Active 538 DOM
11. 2026-10-28
    days on market $24,000 Active 537 DOM
12. 2026-10-27
    days on market $24,000 Active 536 DOM
13. 2026-10-26
    days on market $24,000 Active 535 DOM
14. 2026-10-25
    days on market $24,000 Active 534 DOM
15. 2026-10-24
    days on market $24,000 Active 533 DOM
16. 2026-10-23
    days on market $24,000 Active 532 DOM
17. 2026-10-22
    days on market $24,000 Active 531 DOM
18. 2026-10-22
    days on market $24,000 Active 530 DOM
19. 2026-10-20
    days on market $24,000 Active 529 DOM
20. 2026-10-19
    days on market $24,000 Active 528 DOM
21. 2026-10-18
    days on market $24,000 Active 527 DOM
22. 2026-10-17
    days on market $24,000 Active 526 DOM
23. 2026-10-16
    days on market $24,000 Active 525 DOM
24. 2026-10-15
    days on market $24,000 Active 524 DOM
25. 2026-10-14
    days on market $24,000 Active 523 DOM
26. 2026-10-13
    days on market $24,000 Active 522 DOM
27. 2026-10-12
    days on market $24,000 Active 521 DOM
28. 2026-10-11
    days on market $24,000 Active 520 DOM
29. 2026-10-10
    days on market $24,000 Active 519 DOM
30. 2026-10-09
    days on market $24,000 Active 518 DOM
31. 2026-10-08
    days on market $24,000 Active 517 DOM
32. 2026-10-07
    days on market $24,000 Active 516 DOM
33. 2026-10-06
    days on market $24,000 Active 515 DOM
34. 2026-10-05
    days on market $24,000 Active 514 DOM
35. 2026-10-04
    days on market $24,000 Active 513 DOM
36. 2026-10-04
    days on market $24,000 Active 512 DOM
37. 2026-10-02
    days on market $24,000 Active 511 DOM
38. 2026-10-01
    days on market $24,000 Active 510 DOM
39. 2026-09-30
    days on market $24,000 Active 509 DOM
40. 2026-09-29
    days on market $24,000 Active 508 DOM
41. 2026-09-28
    days on market $24,000 Active 507 DOM
42. 2026-09-27
    days on market $24,000 Active 506 DOM
43. 2026-09-26
    days on market $24,000 Active 505 DOM
44. 2026-09-25
    days on market $24,000 Active 504 DOM
45. 2026-09-24
    days on market $24,000 Active 503 DOM
46. 2026-09-24
    days on market $24,000 Active 502 DOM
47. 2026-09-22
    days on market $24,000 Active 501 DOM
48. 2026-09-21
    days on market $24,000 Active 500 DOM
49. 2026-09-20
    days on market $24,000 Active 499 DOM
50. 2026-09-18
    days on market $24,000 Active 497 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 21 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: $19,783
• − Mortgage interest: −$1,344
• − Property taxes: −$360
• − Insurance: −$120
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − HOA: −$5,076
• − Depreciation: −$698
• Taxable income: $9,020
• Est. tax owed @ 24.0%: −$2,165
• After-tax cash flow: $6,398/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

Good 75/100 Cosmetic rehab Est. rehab $4,155–$12,465 screening

This property is in good condition with a well-maintained exterior and interior. It offers a carefree lifestyle with amenities such as a heated outdoor pool and sauna. The property is move-in ready and would benefit from minor updates to the flooring and smart home technology to further increase its value.

Value-add opportunities

• Resale Update the flooring to modern hardwood or tile for a more contemporary look and improved durability. — Updating the flooring can enhance the home's curb appeal and make it more appealing to potential buyers. ↑
• Rental Install smart home technology for energy efficiency and convenience. — Smart home technology can attract renters who value convenience and energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Hunter Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 High Hunter-Tannersville Middle School High School D NY #1,002/1,100 Nat'l #6,198/17,239

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

C Composite livability gradescore 60/100

Livability — Hunter

• Score: 60/100
• State rank: #971
• US rank: #18992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, NY
• County: Greene · 44,963 people
• Population (ZIP): 425
• Household income: $50,500
• Rent vs Own: 29.6% rent · 70.4% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 2% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 6%
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 2%

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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: ▼ -4.82%
• Current HPI: 454.3942
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

1 event — show timeline

• 2024-11-29 Listed $24,000 HVCRMLS