55 Country Ests · South Cairo, NY 12482

$69,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 15 Days on market

Built 1993 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

55 or older? Yes? Step right up to the front of the line for this opportunity to be a part of Country Estates Mobil Home Community. Take advantage of this two bedroom two bathroom unit and start achieving financial freedom from high mortgage payments. Low maintenance makes this housing option a winner! Minutes in either direction to Cairo or Catskill Business districts. Short ride to all happenings on the Mountain Top.

Key facts

• Built 1993
• Listed 15 days

Property features AI

Finance

• HOA & community: Monthly lot rent of $675; Senior community

Exterior

• Parking: Driveway; No carport
• Utilities: Public sewer; Electricity connected; Sewer connected
• Home design: Manufactured house / manufactured home
• Exterior features: Double-wide home; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; 6 total rooms
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cairo-Durham Central School District (rural): math 41% / reading 48% proficiency, ranked #470 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cairo-Durham Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 439 students, 60% FRL); Cairo-Durham Middle School (math 27% / reading 47%, grade F, #448 of 729 statewide, top 63%, 256 students, 62% FRL); Cairo-Durham High School (math 92% / reading 90%, grade A+, #203 of 1,100 statewide, top 20%, 325 students, 59% FRL) — zoned schools average 60% FRL vs 40% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.33% ✓
• Cap rate: 29.60%
• Cash-on-cash: 83.24%
• DSCR: 4.70
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 87.6%
• Equity multiple: 5.85×
• Total profit: $93,702
• Equity at exit: $31,025

10-year hold

• IRR: 87.2%
• Equity multiple: 12.08×
• Total profit: $214,007
• Equity at exit: $47,814

Cash invested: $19,320 (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 12482

• Active inventory: 3
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,340

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 37%

Sensitivity live

Price	-10% $1,388	-5% $1,364	+0% $1,340	+5% $1,316	+10% $1,292
Rent	-10% $1,158	-5% $1,249	+0% $1,340	+5% $1,431	+10% $1,522
Rate	-1.0pp $1,375	-0.5pp $1,358	base $1,340	+0.5pp $1,322	+1.0pp $1,304

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Garcia Ln Leeds, NY	2.0	1.0	948	$2,300	$2.43	15d	1	0.47mi

Listing history 11 events

1. 2026-06-18
   days on market $69,000 Active 15 DOM
2. 2026-06-17
   days on market $69,000 Active 14 DOM
3. 2026-06-16
   days on market $69,000 Active 13 DOM
4. 2026-06-15
   days on market $69,000 Active 12 DOM
5. 2026-06-14
   days on market $69,000 Active 10 DOM
6. 2026-06-10
   days on market $69,000 Active 7 DOM
7. 2026-06-09
   days on market $69,000 Active 6 DOM
8. 2026-06-08
   days on market $69,000 Active 5 DOM
9. 2026-06-07
   days on market $69,000 Active 4 DOM
10. 2026-06-03
    remarks 422-char remark

    Show marketing remark (422 chars)

    55 or older? Yes? Step right up to the front of the line for this opportunity to be a part of Country Estates Mobil Home Community. Take advantage of this two bedroom two bathroom unit and start achieving financial freedom from high mortgage payments. Low maintenance makes this housing option a winner! Minutes in either direction to Cairo or Catskill Business districts. Short ride to all happenings on the Mountain Top.

11. 2026-06-03
    listed $69,000 Active 1 DOM

    Show marketing remark (422 chars)

    55 or older? Yes? Step right up to the front of the line for this opportunity to be a part of Country Estates Mobil Home Community. Take advantage of this two bedroom two bathroom unit and start achieving financial freedom from high mortgage payments. Low maintenance makes this housing option a winner! Minutes in either direction to Cairo or Catskill Business districts. Short ride to all happenings on the Mountain Top.

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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 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: $27,600
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$2,007
• Taxable income: $15,932
• Est. tax owed @ 24.0%: −$3,824
• After-tax cash flow: $12,258/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 · 7 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with a focus on exterior siding and landscaping. Painting and landscaping improvements would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Siding — Light weathering and discoloration
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Light weathering and discoloration	Moderate	$3,000–15,000
Landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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: Cairo-Durham Central School District
• NCES district ID: 3606160
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $46,192
• Composite: 37.84/100
• National rank: #4330
• State rank: #470 of 590 in NY

Livability — South Cairo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: South Cairo, NY
• City population: 601
• Population (ZIP): 601

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 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: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $69,000 HVCRMLS
• 2026-06-03 Listed $69,000 OneKey® MLS as Distributed by MLS Grid