60 School View Dr · Prattsville, NY 12434

$145,000

2 bd · 2.0 ba · 952 sqft · SingleFamily · 52 Days on market

Built 2007 0.30 ac lot $152/sqft · 7% above area Est $136k · 7% over ↓ 60% since listing

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Why this score? — see what drove the F 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 +7.7/30.0
• Appreciation +5.0/10.0
• ARV discount +4.6/15.0
• Schools +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks

Sweet and well cared for manufactured home with 2 bedrooms (office could be the 3rd) and 2 full baths. Primary suite features 2 closets and a corner tub. Stainless steel gas range and dishwasher in the kitchen. Perenneal landscaping and a lovely view of the stream from the back deck. Super low taxes in lovely Grand Gorge, 20 minutes to Windham, 25 to Hunter

Key facts

• Primary suite
• View of the stream
• 0.3 acre lot

Tags

• PRIMARY SUITE
• STAINLESS STEEL GAS RANGE
• PERENNIAL LANDSCAPING
• VIEW OF THE STREAM

Property features AI

Exterior

• Home design: Single-family residence
• Construction: 952 above-grade finished area
• Exterior features: 0.3-acre lot; Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Two full bathrooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (27.1% below list).
• Recommended offer: $106k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.6% in Prattsville — 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 53/100 on livability (#1,160 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A, cost of living B+; Watch: schools F, crime D-, amenities F.
• Roxbury Central School District (rural): math 40% / reading 35% proficiency, ranked #668 of 755 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,727 (27.1% 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 52 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $136,126
• List price: $145,000
• Delta: 6.52%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $3,355
• Equity at exit: $65,198

10-year hold

• IRR: 5.1%
• Equity multiple: 1.79×
• Total profit: $31,883
• Equity at exit: $100,478

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 12434

• Active inventory: 8
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $-222

Break-even live

Break-even rent $1,339

Max offer price $112,824

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-172	+0% $-222	+5% $-272	+10% $-323
Rent	-10% $-306	-5% $-264	+0% $-222	+5% $-181	+10% $-139
Rate	-1.0pp $-149	-0.5pp $-185	base $-222	+0.5pp $-260	+1.0pp $-298

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 18 events

1. 2026-06-21
   days on market $145,000 Active 52 DOM
2. 2026-06-21
   days on market $145,000 Active 51 DOM
3. 2026-06-18
   days on market $145,000 Active 49 DOM
4. 2026-06-17
   days on market $145,000 Active 48 DOM
5. 2026-06-16
   days on market $145,000 Active 47 DOM
6. 2026-06-15
   days on market $145,000 Active 46 DOM
7. 2026-06-13
   days on market $145,000 Active 44 DOM
8. 2026-06-12
   days on market $145,000 Active 43 DOM
9. 2026-06-09
   days on market $145,000 Active 40 DOM
10. 2026-06-08
    days on market $145,000 Active 39 DOM
11. 2026-06-07
    days on market $145,000 Active 38 DOM
12. 2026-06-07
    days on market $145,000 Active 37 DOM
13. 2026-06-04
    days on market $145,000 Active 34 DOM
14. 2026-06-02
    days on market $145,000 Active 33 DOM
15. 2026-06-01
    days on market $145,000 Active 32 DOM
16. 2026-05-31
    days on market $145,000 Active 31 DOM
17. 2026-04-30
    listed $145,000 Active 359-char remark
18. 2021-11-02
    listed $360,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,687
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$4,218
• Taxable loss: −$5,250
• Est. tax savings @ 24.0%: +$1,260
• After-tax cash flow: $-1,408/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: Roxbury Central School District
• NCES district ID: 3625110
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 35% ▼ -10.00%
• Median HH income: $47,744
• Composite: 34.74/100
• National rank: #10038
• State rank: #668 of 755 in NY

Livability — Prattsville

• Score: 53/100
• State rank: #1160
• US rank: #24537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 892

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Iranian 4% Slovak 2%
• Foreign-born: 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-59.7% since first listed

2 events — show timeline

• 2026-04-30 Listed $145,000 HVCRMLS
• 2021-11-02 Listed $360,000 UNYREIS