675 Brunswick Rd #56 · Poestenkill, NY 12180

$59,000

2 bd · 1.0 ba · 960 sqft · Manufactured · 62 Days on market

Built 1970 Good condition $600/mo HOA · 40% of rent ↓ 21% 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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

***Motivated Seller - Significant Price Reduction***This updated two-bedroom, one-bathroom mobile home is located in the Brittenkill School District. The property has undergone several recent improvements, including new subfloors and new flooring throughout. The home's interior and exterior, including both the siding and skirting, have been freshly painted. Wood ceilings have been installed throughout the home. The kitchen features new countertops, a new sink, and new appliances (refrigerator and cooktop). The bathroom has also been updated, and a new washer and dryer are included. The furnace was recently serviced and cleaned. A pellet stove is included with the sale; it is not currently connected, but a new stove pipe has already been installed. Outside, the property includes a newly fenced yard and a large storage shed.With the major updates complete, this home is ready for its new owner. Lot rent is $600/month.

Key facts

• New flooring
• Wood ceilings
• New subfloors

Tags

• BRITTENKILL SCHOOL DISTRICT
• NEW SUBFLOORS
• NEW FLOORING
• FRESHLY PAINTED SIDING
• FRESHLY PAINTED SKIRTING
• WOOD CEILINGS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.1% in Poestenkill — 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 63/100 on livability (#798 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A-, schools B+; Watch: crime D, amenities F, commute F.
• Brunswick Central School District (Brittonkill) (rural): math 56% / reading 54% proficiency, ranked #285 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.9%/yr); 220 active listings in the ZIP; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
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: 2.56% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.44%
• DSCR: 1.60
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.33×
• Total profit: $5,528
• Equity at exit: $8,797

10-year hold

• IRR: 20.5%
• Equity multiple: 3.06×
• Total profit: $33,989
• Equity at exit: $5,101

Cash invested: $16,520 (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 12180

• Home prices YoY: -33.3%
• Rents YoY: 4.9%
• Active inventory: 220
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$600
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $185

Break-even live

Break-even rent $1,276

Max offer price $59,000

Occupancy floor 83%

Sensitivity live

Price	-10% $226	-5% $205	+0% $185	+5% $165	+10% $144
Rent	-10% $66	-5% $125	+0% $185	+5% $245	+10% $304
Rate	-1.0pp $215	-0.5pp $200	base $185	+0.5pp $170	+1.0pp $154

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 18 events

1. 2026-06-18
   days on market $59,000 Active 62 DOM
2. 2026-06-17
   days on market $59,000 Active 61 DOM
3. 2026-06-16
   days on market $59,000 Active 60 DOM
4. 2026-06-15
   days on market $59,000 Active 59 DOM
5. 2026-06-14
   days on market $59,000 Active 57 DOM
6. 2026-06-13
   days on market $59,000 Active 56 DOM
7. 2026-06-10
   days on market $59,000 Active 54 DOM
8. 2026-06-09
   days on market $59,000 Active 53 DOM
9. 2026-06-08
   days on market $59,000 Active 52 DOM
10. 2026-06-07
    days on market $59,000 Active 51 DOM
11. 2026-06-05
    days on market $59,000 Active 48 DOM
12. 2026-06-03
    days on market $59,000 Active 47 DOM
13. 2026-06-02
    days on market $59,000 Active 46 DOM
14. 2026-06-01
    days on market $59,000 Active 45 DOM
15. 2026-05-31
    days on market $59,000 Active 44 DOM
16. 2026-05-31
    days on market $59,000 Active 43 DOM
17. 2026-04-28
    price $59,000 928-char remark

    Show marketing remark (928 chars)

    ***Motivated Seller - Significant Price Reduction***This updated two-bedroom, one-bathroom mobile home is located in the Brittenkill School District. The property has undergone several recent improvements, including new subfloors and new flooring throughout. The home's interior and exterior, including both the siding and skirting, have been freshly painted. Wood ceilings have been installed throughout the home. The kitchen features new countertops, a new sink, and new appliances (refrigerator and cooktop). The bathroom has also been updated, and a new washer and dryer are included. The furnace was recently serviced and cleaned. A pellet stove is included with the sale; it is not currently connected, but a new stove pipe has already been installed. Outside, the property includes a newly fenced yard and a large storage shed.With the major updates complete, this home is ready for its new owner. Lot rent is $600/month.

18. 2026-04-17
    listed $74,900 Active 928-char remark

    Show marketing remark (928 chars)

    ***Motivated Seller - Significant Price Reduction***This updated two-bedroom, one-bathroom mobile home is located in the Brittenkill School District. The property has undergone several recent improvements, including new subfloors and new flooring throughout. The home's interior and exterior, including both the siding and skirting, have been freshly painted. Wood ceilings have been installed throughout the home. The kitchen features new countertops, a new sink, and new appliances (refrigerator and cooktop). The bathroom has also been updated, and a new washer and dryer are included. The furnace was recently serviced and cleaned. A pellet stove is included with the sale; it is not currently connected, but a new stove pipe has already been installed. Outside, the property includes a newly fenced yard and a large storage shed.With the major updates complete, this home is ready for its new owner. Lot rent is $600/month.

ⓘ 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 · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,119
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − HOA: −$7,200
• − Depreciation: −$1,716
• Taxable income: $1,818
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $1,784/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 · 12 photos

Good 75/100 Cosmetic rehab

This updated two-bedroom mobile home is in good condition with recent improvements, including new flooring, appliances, and paint. It is move-in ready and has the potential for further value increases with additional updates.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics.
• Resale Replace countertops and appliances — Modernizes kitchen and increases appeal to potential buyers.
• Resale Install new flooring — Improves overall appearance and adds value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Resale Replace countertops and appliances — Modernizes kitchen and increases appeal to potential buyers. ↑
• Resale Install new flooring — Improves overall appearance and adds value to the home. ↑

ⓘ 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: Brunswick Central School District (Brittonkill)
• NCES district ID: 3605520
• Math proficiency: 56% ▲ 4.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $66,321
• Composite: 48.5/100
• National rank: #2123
• State rank: #285 of 590 in NY

Livability — Poestenkill

• Score: 63/100
• State rank: #798
• US rank: #15428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rensselaer County · 75,590 people
• City population: 53,479
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 53,479
• Household income: $75,851
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2698.0

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.53%
• Current HPI: 285.0762
• Rent YoY: ▲ 4.88%
• Metro: Albany-Schenectady-Troy, 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

-21.2% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $59,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-17 Listed $74,900 OneKey® MLS as Distributed by MLS Grid