62 Liftside Dr #417 · Hunter, NY 12442

$100,000

2 bd · 2.5 ba · 1,832 sqft · MultiFamily public records · 406 Days on market

Built 2005 1,441 sqft lot $55/sqft · 84% below area $921/mo HOA · 46% of rent

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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 +11.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Simply stunning two floor luxurious Penthouse at the exclusive Kaatskill Mountain Club. Gorgeous full on views of the Hunter Mountain ski slopes and pool. Extremely rare opportunity as only one Penthouse was made. Ski on and ski off. Part time deeded ownership with a total of 13 alternating weeks per year. Floor to ceiling windows, outdoor heated pool, outdoor jacuzzi, steam room, sauna, hotel amenities. HOA fee includes utilities, cable, wi-fi and club amenities. Purchasing an Epic Pass allows you to ski at all of Vail Resort Properties. Come live the dream! The is a fractional interest condominium, please contact the listing agent for details.

Key facts

• Outdoor heated pool
• Sauna
• Steam room

Tags

• OUTDOOR HEATED POOL
• OUTDOOR JACUZZI
• STEAM ROOM
• SAUNA
• HOTEL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $-32 ($-385/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (4.6% below list).
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 1.6% in Hunter — 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 60/100 on livability (#971 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing D+, crime F, amenities F.
• Hunter-Tannersville Central School District (rural): math 55% / reading 50% proficiency, ranked #425 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 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

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $88,000 (12.0% 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 406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Crime grade is F 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.00% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 4.2

CMA / ARV

• ARV (median comp): $640,668
• List price: $100,000
• Delta: -84.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-17,651
• Equity at exit: $14,910

10-year hold

• IRR: -8.7%
• Equity multiple: 0.44×
• Total profit: $-15,579
• Equity at exit: $8,646

Cash invested: $28,000 (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 12442

• Home prices YoY: -1.1%
• Active inventory: 114
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$921
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-32

Break-even live

Break-even rent $2,041

Max offer price $95,358

Occupancy floor 97%

Sensitivity live

Price	-10% $37	-5% $2	+0% $-32	+5% $-67	+10% $-101
Rent	-10% $-190	-5% $-111	+0% $-32	+5% $47	+10% $126
Rate	-1.0pp $18	-0.5pp $-7	base $-32	+0.5pp $-58	+1.0pp $-84

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7734 Main St Lanesville, NY	3.0	1.5	1801	$2,000	$1.11	24d	1	0.46mi

HOA detail

• Monthly dues: $921 · $11,052/yr
• Likely covers: internetcablepool

Listing history 17 events

1. 2026-06-19
   days on market $100,000 Active 406 DOM
2. 2026-06-18
   days on market $100,000 Active 405 DOM
3. 2026-06-17
   days on market $100,000 Active 404 DOM
4. 2026-06-16
   days on market $100,000 Active 403 DOM
5. 2026-06-15
   days on market $100,000 Active 402 DOM
6. 2026-06-14
   days on market $100,000 Active 400 DOM
7. 2026-06-12
   days on market $100,000 Active 399 DOM
8. 2026-06-09
   days on market $100,000 Active 396 DOM
9. 2026-06-08
   days on market $100,000 Active 395 DOM
10. 2026-06-07
    days on market $100,000 Active 394 DOM
11. 2026-06-05
    days on market $100,000 Active 391 DOM
12. 2026-06-03
    days on market $100,000 Active 390 DOM
13. 2026-06-02
    days on market $100,000 Active 389 DOM
14. 2026-06-01
    days on market $100,000 Active 388 DOM
15. 2026-05-31
    days on market $100,000 Active 387 DOM
16. 2026-05-30
    days on market $100,000 Active 386 DOM
17. 2025-01-08
    listed $100,000 Active 654-char remark

    Show marketing remark (654 chars)

    Simply stunning two floor luxurious Penthouse at the exclusive Kaatskill Mountain Club. Gorgeous full on views of the Hunter Mountain ski slopes and pool. Extremely rare opportunity as only one Penthouse was made. Ski on and ski off. Part time deeded ownership with a total of 13 alternating weeks per year. Floor to ceiling windows, outdoor heated pool, outdoor jacuzzi, steam room, sauna, hotel amenities. HOA fee includes utilities, cable, wi-fi and club amenities. Purchasing an Epic Pass allows you to ski at all of Vail Resort Properties. Come live the dream! The is a fractional interest condominium, please contact the listing agent for details.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,000
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$11,052
• − Depreciation: −$2,909
• Taxable loss: −$1,403
• Est. tax savings @ 24.0%: +$337
• After-tax cash flow: $-48/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: Hunter-Tannersville Central School District
• NCES district ID: 3615060
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,719
• Composite: 46.19/100
• National rank: #5442
• State rank: #425 of 755 in NY

Livability — Hunter

• Score: 60/100
• State rank: #971
• US rank: #18992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, NY
• Population (ZIP): 425

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 2% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 15% Scotch-Irish 8% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 2%

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: ▼ -4.82%
• Current HPI: 454.3942
• 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

1 event — show timeline

• 2025-01-08 Listed $100,000 HVCRMLS

Property tax history

+4.0%/yr

Latest (2025): $12,964 · +0.0% YoY. Source: county tax records.