Lot # 19 296 Route 295 · Chatham, NY 12037

$114,900

2 bd · 2.0 ba · 998 sqft · Manufactured · 229 Days on market

Built 2006 Good condition ↓ 17% since listing

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Charming 2-Bed, 2-Bath Single-Wide Mobile Home in Sought-After Chatham - No Age Restrictions! Don't miss this rare opportunity to own a beautifully maintained 2-bedroom, 2-full-bath single-wide mobile home in the highly desirable area of Chatham—and best of all, it's located in a non-55+ community! This home offers a bright, open-concept layout with a spacious living area, a functional kitchen with plenty of storage, and two full bathrooms, providing added comfort and flexibility—perfect for families, guests, or roommates. Both bedrooms are generously sized, with ample closet space and natural light. Outside, enjoy your own private yard—great for gardening, relaxing, or entertaining. The home is set on a quiet street, close to local shopping, dining, schools, lakes, and nature trails. With low lot rent and manageable utility expense, this home offers an affordable way to enjoy everything Chatham has to offer. ;; Whether you're a first-time homebuyer, downsizing, or looking for a Cape Cod like getaway, this home checks all the boxes. Home is sold ''AS IS'' ; ; Schedule your showing today—opportunities like this in Chatham don't come around often!

Key facts

• Built 2006
• Listed 228 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 2.4% in Chatham — 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 65/100 on livability (#686 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, schools B; Watch: employment C-, cost of living C-, amenities F.
• Chatham Central School District (rural): math 48% / reading 53% proficiency, ranked #353 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 229 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 229 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.44% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.17%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.96×
• Total profit: $95,342
• Equity at exit: $103,511

10-year hold

• IRR: 33.2%
• Equity multiple: 8.93×
• Total profit: $255,069
• Equity at exit: $223,225

Cash invested: $32,172 (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 12037

• Home prices YoY: 5.6%
• Active inventory: 29
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $514

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 64%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $114,900 Active 229 DOM
2. 2026-06-18
   days on market $114,900 Active 228 DOM
3. 2026-06-17
   days on market $114,900 Active 227 DOM
4. 2026-06-16
   days on market $114,900 Active 226 DOM
5. 2026-06-15
   days on market $114,900 Active 225 DOM
6. 2026-06-14
   days on market $114,900 Active 223 DOM
7. 2026-06-12
   days on market $114,900 Active 222 DOM
8. 2026-06-09
   days on market $114,900 Active 219 DOM
9. 2026-06-08
   days on market $114,900 Active 218 DOM
10. 2026-06-07
    days on market $114,900 Active 217 DOM
11. 2026-06-04
    days on market $114,900 Active 213 DOM
12. 2026-06-02
    days on market $114,900 Active 212 DOM
13. 2026-06-01
    days on market $114,900 Active 211 DOM
14. 2026-05-31
    days on market $114,900 Active 210 DOM
15. 2026-05-31
    days on market $114,900 Active 209 DOM
16. 2026-01-20
    price $114,900 1187-char remark

    Show marketing remark (1187 chars)

    Charming 2-Bed, 2-Bath Single-Wide Mobile Home in Sought-After Chatham - No Age Restrictions! Don't miss this rare opportunity to own a beautifully maintained 2-bedroom, 2-full-bath single-wide mobile home in the highly desirable area of Chatham—and best of all, it's located in a non-55+ community! This home offers a bright, open-concept layout with a spacious living area, a functional kitchen with plenty of storage, and two full bathrooms, providing added comfort and flexibility—perfect for families, guests, or roommates. Both bedrooms are generously sized, with ample closet space and natural light. Outside, enjoy your own private yard—great for gardening, relaxing, or entertaining. The home is set on a quiet street, close to local shopping, dining, schools, lakes, and nature trails. With low lot rent and manageable utility expense, this home offers an affordable way to enjoy everything Chatham has to offer. ;; Whether you're a first-time homebuyer, downsizing, or looking for a Cape Cod like getaway, this home checks all the boxes. Home is sold ''AS IS'' ; ; Schedule your showing today—opportunities like this in Chatham don't come around often!

17. 2026-01-06
    price $125,000 1187-char remark

    Show marketing remark (1187 chars)

    Charming 2-Bed, 2-Bath Single-Wide Mobile Home in Sought-After Chatham - No Age Restrictions! Don't miss this rare opportunity to own a beautifully maintained 2-bedroom, 2-full-bath single-wide mobile home in the highly desirable area of Chatham—and best of all, it's located in a non-55+ community! This home offers a bright, open-concept layout with a spacious living area, a functional kitchen with plenty of storage, and two full bathrooms, providing added comfort and flexibility—perfect for families, guests, or roommates. Both bedrooms are generously sized, with ample closet space and natural light. Outside, enjoy your own private yard—great for gardening, relaxing, or entertaining. The home is set on a quiet street, close to local shopping, dining, schools, lakes, and nature trails. With low lot rent and manageable utility expense, this home offers an affordable way to enjoy everything Chatham has to offer. ;; Whether you're a first-time homebuyer, downsizing, or looking for a Cape Cod like getaway, this home checks all the boxes. Home is sold ''AS IS'' ; ; Schedule your showing today—opportunities like this in Chatham don't come around often!

18. 2025-11-02
    listed $129,000 Active 1187-char remark

    Show marketing remark (1187 chars)

    Charming 2-Bed, 2-Bath Single-Wide Mobile Home in Sought-After Chatham - No Age Restrictions! Don't miss this rare opportunity to own a beautifully maintained 2-bedroom, 2-full-bath single-wide mobile home in the highly desirable area of Chatham—and best of all, it's located in a non-55+ community! This home offers a bright, open-concept layout with a spacious living area, a functional kitchen with plenty of storage, and two full bathrooms, providing added comfort and flexibility—perfect for families, guests, or roommates. Both bedrooms are generously sized, with ample closet space and natural light. Outside, enjoy your own private yard—great for gardening, relaxing, or entertaining. The home is set on a quiet street, close to local shopping, dining, schools, lakes, and nature trails. With low lot rent and manageable utility expense, this home offers an affordable way to enjoy everything Chatham has to offer. ;; Whether you're a first-time homebuyer, downsizing, or looking for a Cape Cod like getaway, this home checks all the boxes. Home is sold ''AS IS'' ; ; Schedule your showing today—opportunities like this in Chatham don't come around often!

19. 2025-09-08
    price $129,000
20. 2025-07-28
    price $133,900
21. 2025-07-17
    price $134,000
22. 2025-06-15
    listed $139,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,870
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − Depreciation: −$3,343
• Taxable income: $4,614
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $5,061/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

This single-wide mobile home is in good condition with a good condition score of 75. It has a good roof, exterior siding, and interior walls/paint. The home has a good curb appeal and is move-in ready.

Repairs flagged

• Minor Deck — The deck has some minor wear and tear, but it is still structurally sound.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers.
• Both Replace the deck — Replacing the deck can improve the home's curb appeal and increase its rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · The deck has some minor wear and tear, but it is still structurally sound.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Both Replace the deck — Replacing the deck can improve the home's curb appeal and increase its rental 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: Chatham Central School District
• NCES district ID: 3607110
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $61,460
• Composite: 44.28/100
• National rank: #2835
• State rank: #353 of 590 in NY

Livability — Chatham

• Score: 65/100
• State rank: #686
• US rank: #12965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,045

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Romanian 3% Iranian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Other Indo-European 6% German/W. Germanic 3% Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.31%
• Current HPI: 419.8449
• 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

-17.3% since first listed

7 events — show timeline

• 2026-01-20 Price Changed $114,900 HVCRMLS
• 2026-01-06 Price Changed $125,000 HVCRMLS
• 2025-11-02 Listed $129,000 HVCRMLS
• 2025-09-08 Price Changed $129,000 HVCRMLS
• 2025-07-28 Price Changed $133,900 HVCRMLS
• 2025-07-17 Price Changed $134,000 HVCRMLS
• 2025-06-15 Listed $139,000 HVCRMLS