2 Daisy Dr · Port Jervis, NY 12771

$27,000

3 bd · 1.5 ba · 1,000 sqft · Manufactured · 14 Days on market

Built 1984 $970/mo HOA · 46% of rent

---

Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable, low-maintenance living awaits at 2 Daisy Drive in the desirable Huguenot Estates community in Deerpark. This well-maintained 3-bedroom, 1.5-bath single-wide home offers approximately 1000 square feet of comfortable living space with an inviting open-concept layout designed for both everyday living and entertaining. Step inside to find vaulted and beamed ceilings that create a spacious feel throughout the main living area, complemented by hardwood flooring and abundant natural light. The kitchen features stainless steel appliances, including a dishwasher, ample cabinetry, and a wraparound breakfast bar that opens seamlessly to the living and dining spaces. The thoughtful split-be

Key facts

• Hardwood flooring
• Open concept layout
• Built 1984

Tags

• OPEN CONCEPT LAYOUT
• VAULTED AND BEAMED CEILINGS
• HARDWOOD FLOORING
• STAINLESS STEEL APPLIANCES
• WRAPAROUND BREAKFAST BAR
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• HOA & community: Association: Huguenot Estates; Monthly association/lot rent fee; Association covers grounds care, sewer, trash and water; Community playground; Maintenance of grounds provided

Exterior

• Parking: Driveway
• Utilities: Electric service (Orange & Rockland); Propane available; Public sewer; Water connected; Sewer connected; Electricity connected; Cable available; Phone available; Private trash collection
• Home design: Manufactured home (mobile home); Single wide; Updated/remodeled; One level; Part of a planned development
• Construction: Measured living area
• Exterior features: Outdoor lighting; Shed(s); Back yard

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bath; Beamed ceilings; Breakfast bar; Eat-in kitchen; High ceilings; High-speed internet available; His and hers closets; Natural woodwork; Open floorplan; Storage; Covered porch; Deck; Porch
• Laundry & utility: Washer; Dryer; Laundry room; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $27k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $27k).
• Cap rate 28.1% vs local median 4.6% in Port Jervis — 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 69/100 on livability (#475 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities B+, cost of living B+; Watch: housing C-, crime D+, employment F.
• Port Jervis City School District (rural): math 43% / reading 50% proficiency, ranked #451 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Anna S Kuhl Elementary School (math 35% / reading 49%, grade F, #1,361 of 2,108 statewide, top 67%, 755 students, 63% FRL); Port Jervis Middle School (math 22% / reading 35%, grade F, #569 of 729 statewide, top 78%, 379 students, 59% FRL); Port Jervis Senior High School (math 87% / reading 95%, grade A+, #203 of 1,100 statewide, top 20%, 750 students, 55% FRL).
• Market conditions: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/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 $187 of loan paydown is wiped out by about $810 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.73% ✓
• Cap rate: 28.15%
• Cash-on-cash: 78.06%
• DSCR: 4.47
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $89,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Forrest Dr	0.34mi	2/2.0 (-1)	1,008 (+1%)	12mo	$90,000	$89	65

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: 78.9%
• Equity multiple: 4.65×
• Total profit: $27,574
• Equity at exit: $4,026

10-year hold

• IRR: 82.6%
• Equity multiple: 9.85×
• Total profit: $66,892
• Equity at exit: $2,334

Cash invested: $7,560 (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 12771

• Home prices YoY: -20.1%
• Active inventory: 107
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$142
• Tax est. 1.5%: −$34 /mo · $405/yr
• Insurance: −$11
• HOA: −$970
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $492

Break-even live

Break-even rent $1,464

Max offer price $27,000

Occupancy floor 71%

Sensitivity live

Price	-10% $510	-5% $501	+0% $492	+5% $482	+10% $473
Rent	-10% $327	-5% $409	+0% $492	+5% $574	+10% $657
Rate	-1.0pp $505	-0.5pp $499	base $492	+0.5pp $485	+1.0pp $478

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Daisy Dr Port Jervis, NY	3.0	1.5	950	$1,800	$1.89	14d	1	0.14mi
15 Hobson Rd Port Jervis, NY	2.0	1.0	940	$2,000	$2.13	44d	1	0.21mi

HOA detail

• Monthly dues: $970 · $11,640/yr

Listing history 12 events

1. 2026-06-19
   price $27,000 Active 14 DOM
2. 2026-06-18
   days on market $29,000 Active 14 DOM
3. 2026-06-17
   days on market $29,000 Active 13 DOM
4. 2026-06-16
   days on market $29,000 Active 12 DOM
5. 2026-06-15
   days on market $29,000 Active 11 DOM
6. 2026-06-14
   days on market $29,000 Active 9 DOM
7. 2026-06-13
   days on market $29,000 Active 8 DOM
8. 2026-06-10
   days on market $29,000 Active 6 DOM
9. 2026-06-09
   days on market $29,000 Active 5 DOM
10. 2026-06-08
    days on market $29,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $29,000 Active 3 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,038
• − Mortgage interest: −$1,512
• − Property taxes: −$405
• − Insurance: −$135
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − HOA: −$11,640
• − Depreciation: −$785
• Taxable income: $6,554
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $4,328/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: Port Jervis City School District
• NCES district ID: 3623520
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $44,506
• Composite: 39.33/100
• National rank: #3984
• State rank: #451 of 590 in NY

Livability — Port Jervis

• Score: 69/100
• State rank: #475
• US rank: #8376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 267,004 people
• City population: 14,049
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 14,049
• Household income: $68,136
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 792.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 11% Black 6% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.78%
• Current HPI: 301.5132
• Rent YoY: —
• Metro: Poughkeepsie-Newburgh-Middletown, 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

1 event — show timeline

• 2026-06-04 Listed $29,000 OneKey® MLS as Distributed by MLS Grid