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2898 Route 9w, Lot 15
D Composite 42.14
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).

  • ARV discount +15.0/15.0
  • 1% rule +10.0/10.0
  • Schools +7.4/10.0
  • Condition / age +5.0/5.0
  • Livability +3.4/5.0
  • Appreciation +2.5/10.0
  • Rent growth +2.5/5.0
  • Cash flow +0.0/30.0
  • DSCR +0.0/10.0
  • Manufactured-home adj. -3.7

$84,900

2898 Route 9w, Lot 15 · New Windsor, NY 12553
2 bd · 1.0 ba · 784 sqft · Manufactured · 60 Days on market
Manufactured home Built 1997 Excellent condition $108/sqft · at area comps Est $113k · 25% under $1165/mo HOA · 73% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This stunning, brand new 2025 manufactured home offers a modern, contemporary feel with all the comforts you desire. Boasting three bedrooms and two bathrooms. Open floor plan with a bright and airy living room that flows seamlessly into a gorgeous, modern kitchen. The kitchen features beautiful, contemporary style cabinets, a full pantry cabinet, and an abundance of counter and cabinet space. The corner sink offers a touch of elegance along with an appliance package! The primary bedroom is a spacious retreat, complete with an attached full bath featuring a walk-in shower and a full linen cabinet. The additional bedrooms are also nicely sized, offering comfort and versatility. Enjoy the convenience of a dedicated laundry room, and so much more! Features include – ceiling fans, recessed lighting, SS appliances, parking for 2 cars. Photos are of another property recently sold to depict builder quality. 60 mi to NYC, close to 84, 87, 17 and trains and buses to NYC. All this and Cornwall schools! Home is in and ready to tour. Call now this one will not last.

Key facts

  • Close to west point
  • Central location
  • 2 parking spots

Tags

PRIVATE DOUBLE LOT BACKYARDOVERSIZED LEVEL BACKYARDCENTRAL LOCATIONCLOSE TO WEST POINTCLOSE TO STEWART AIRPORTCLOSE TO TRANSPORTATION

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
  • To cash-flow at today's rent, offer at most $14k (83.3% below list).
  • Meets the 1% rule at list price ($2k rent vs $85k).
  • Recommended offer: $14k (83.3% below list) — sets the bar for cash-flow.
  • Cap rate -0.6% vs local median 3.3% in New Windsor — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

  • Location reads 68/100 on livability (#529 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, employment B+; Watch: crime C-, cost of living D+, amenities F.
  • Cornwall Central School District (suburban): math 66% / reading 69% proficiency, ranked #133 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
  • Zoned schools: Cornwall Middle School (math 52% / reading 62%, grade B, #192 of 729 statewide, top 28%, 895 students, 22% FRL); Cornwall Central High School (math 96% / reading 90%, grade A+, #147 of 1,100 statewide, top 14%, 1,027 students, 20% FRL).
  • Market conditions: 204 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

  • It's been on market 60 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
  • 4 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.

Risks & watch-outs

  • Watch-outs: HOA is 73% of rent.
Recommended offer $14,219 (83.3% 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 60 days. Have you received any prior offers? Is the seller open to a 83% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. 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?
  6. 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.
  7. 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.
  8. 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
1.88% ✓
Cap rate
-0.61%
Cash-on-cash
-24.66%
DSCR
-0.10
GRM
4.4

CMA / ARV

ARV (median comp)
$113,183
List price
$84,900
Delta
30.76%
Verdict
OVERPRICED
Comps
2 within 2.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
3146 Route 9W Unit 7A 1.35mi 2/2.0 784 (0%) 5mo $79,268 $101 57
10 Oakwood Ter #120 0.74mi 1/1.0 (-1) 750 (-4%) 10mo $130,000 $173 45
10 Oakwood Ter #88 0.71mi 2/1.0 950 (+21%) 0mo $180,000 $189 42
10 Oakwood Ter #26 0.71mi 2/1.0 944 (+20%) 1mo $165,000 $175 41
10 Oakwood Ter #118 0.72mi 1/1.0 (-1) 850 (+8%) 7mo $149,999 $176 41
17 River Ave 1.15mi 2/1.0 700 (-11%) 8mo $359,000 $513 40
68 Silver Spring Rd 1.08mi 2/1.0 884 (+13%) 10mo $299,999 $339 35
129 Main St Unit E5 1.28mi 2/1.5 924 (+18%) 6mo $285,000 $308 33
303 Windsor Hwy 1.49mi 2/1.0 600 (-24%) 8mo $450,000 $750 33
129 Main St Unit C8 1.23mi 2/1.5 924 (+18%) 10mo $252,500 $273 30
129 Main St Unit E8 1.26mi 1/1.5 (-1) 924 (+18%) 4mo $260,000 $281 30
129 Main St Unit D1 1.23mi 1/1.5 (-1) 924 (+18%) 10mo $254,000 $275 24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold
IRR
-68.2%
Equity multiple
-0.86×
Total profit
$-44,128
Equity at exit
$12,659
10-year hold
IRR
—
Equity multiple
-2.18×
Total profit
$-75,478
Equity at exit
$7,341

Cash invested: $23,772 (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 12553

Home prices YoY
-31.7%
Active inventory
204
Price-to-rent
4.4×

Monthly cashflow live

Estimated rent
$1,599 high interval (Pro) →
Mortgage (P&I)
−$445
Tax est. 1.5%
−$106 /mo · $1,274/yr
Insurance
−$35
HOA
−$1,165
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$336
Net cashflow
$-488

Break-even live

Break-even rent $2,217
Max offer price $14,219
Occupancy floor —

Sensitivity live

Price -10% $-430 -5% $-459 +0% $-488 +5% $-518 +10% $-547
Rent -10% $-615 -5% $-552 +0% $-488 +5% $-425 +10% $-362
Rate -1.0pp $-446 -0.5pp $-467 base $-488 +0.5pp $-510 +1.0pp $-533

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
$21,225
Closing costs
$2,547
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 6 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
34 Cross St New Windsor, NY 2.0 1.0 992 $2,250 $2.27 93d 1 0.60mi
40 Cedar Ln Unit 9 New Windsor, NY 1.0 1.0 770 $1,700 $2.21 63d 1 0.79mi
247 Hudson St Cornwall on Hudson, NY 1.0 1.0 800 $1,700 $2.12 93d 1 1.23mi
247 Hudson St Apt 3 Cornwall-On-Hudson, NY 1.0 1.0 800 $1,700 $2.12 72d 1 1.23mi
247 Hudson St Apt 1 Cornwall-On-Hudson, NY 1.0 1.0 650 $1,650 $2.54 93d 1 1.23mi
223 Hudson St Apt 2 Cornwall-On-Hudson, NY 3.0 1.0 900 $2,275 $2.53 63d 1 1.31mi

Property features AI

Finance

Other
Living area listed as 784 (source: Other)Property condition listed as Actual
HOA & community
Has associationCommunity parkAssociation fee $1,165 monthlyAssociation fee covers common area maintenance, trash and other items

Exterior

Parking
DrivewayParking for 2 vehicles
Utilities
Electric service by Central HudsonShared sewerPropane servicePublic trash collection
Home design
Manufactured home (single wide)
Construction
Frame constructionVinyl siding
Exterior features
Level lotNear public transitPartially woodedNo waterfront

Interior

Kitchen
DishwasherOvenRangeRefrigerator
Bedrooms
One-level home (bedrooms on main level)
Flooring
CarpetLaminate
Bathrooms
1 full bathroom
Heating & cooling
Forced air heatingPropane heatingWall/window air conditioning units
Interior features
First-floor bedroomFirst-floor full bathCeiling fan(s)Master bedroom on main floor
Laundry & utility
WasherDryerDedicated laundry room

Listing history 50 events

  1. 2026-08-08
    days on market $84,900 Active 60 DOM
  2. 2026-08-07
    days on market $84,900 Active 59 DOM
  3. 2026-08-06
    days on market $84,900 Active 58 DOM
  4. 2026-08-05
    days on market $84,900 Active 57 DOM
  5. 2026-08-04
    days on market $84,900 Active 56 DOM
  6. 2026-08-03
    days on market $84,900 Active 55 DOM
  7. 2026-07-31
    days on market $84,900 Active 52 DOM
  8. 2026-07-30
    days on market $84,900 Active 51 DOM
  9. 2026-07-29
    days on market $84,900 Active 50 DOM
  10. 2026-07-27
    days on market $84,900 Active 48 DOM
  11. 2026-07-25
    days on market $84,900 Active 46 DOM
  12. 2026-07-24
    days on market $84,900 Active 45 DOM
  13. 2026-07-23
    days on market $84,900 Active 44 DOM
  14. 2026-07-22
    days on market $84,900 Active 43 DOM
  15. 2026-07-21
    days on market $84,900 Active 42 DOM
  16. 2026-07-18
    days on market $84,900 Active 39 DOM
  17. 2026-07-16
    days on market $84,900 Active 37 DOM
    Show marketing remark (1076 chars)

    This stunning, brand new 2025 manufactured home offers a modern, contemporary feel with all the comforts you desire. Boasting three bedrooms and two bathrooms. Open floor plan with a bright and airy living room that flows seamlessly into a gorgeous, modern kitchen. The kitchen features beautiful, contemporary style cabinets, a full pantry cabinet, and an abundance of counter and cabinet space. The corner sink offers a touch of elegance along with an appliance package! The primary bedroom is a spacious retreat, complete with an attached full bath featuring a walk-in shower and a full linen cabinet. The additional bedrooms are also nicely sized, offering comfort and versatility. Enjoy the convenience of a dedicated laundry room, and so much more! Features include – ceiling fans, recessed lighting, SS appliances, parking for 2 cars. Photos are of another property recently sold to depict builder quality. 60 mi to NYC, close to 84, 87, 17 and trains and buses to NYC. All this and Cornwall schools! Home is in and ready to tour. Call now this one will not last.

  18. 2026-07-16
    days on market $84,900 Active 36 DOM
    Show marketing remark (1076 chars)

    This stunning, brand new 2025 manufactured home offers a modern, contemporary feel with all the comforts you desire. Boasting three bedrooms and two bathrooms. Open floor plan with a bright and airy living room that flows seamlessly into a gorgeous, modern kitchen. The kitchen features beautiful, contemporary style cabinets, a full pantry cabinet, and an abundance of counter and cabinet space. The corner sink offers a touch of elegance along with an appliance package! The primary bedroom is a spacious retreat, complete with an attached full bath featuring a walk-in shower and a full linen cabinet. The additional bedrooms are also nicely sized, offering comfort and versatility. Enjoy the convenience of a dedicated laundry room, and so much more! Features include – ceiling fans, recessed lighting, SS appliances, parking for 2 cars. Photos are of another property recently sold to depict builder quality. 60 mi to NYC, close to 84, 87, 17 and trains and buses to NYC. All this and Cornwall schools! Home is in and ready to tour. Call now this one will not last.

  19. 2026-07-14
    days on market $84,900 Active 35 DOM
  20. 2026-07-13
    days on market $84,900 Active 34 DOM
  21. 2026-07-12
    days on market $84,900 Active 33 DOM
  22. 2026-07-11
    days on market $84,900 Active 32 DOM
  23. 2026-07-10
    days on market $84,900 Active 31 DOM
  24. 2026-07-09
    days on market $84,900 Active 30 DOM
  25. 2026-07-08
    days on market $84,900 Active 29 DOM
  26. 2026-07-07
    days on market $84,900 Active 28 DOM
  27. 2026-07-06
    days on market $84,900 Active 27 DOM
  28. 2026-07-05
    days on market $84,900 Active 26 DOM
  29. 2026-07-04
    days on market $84,900 Active 25 DOM
  30. 2026-07-03
    days on market $84,900 Active 24 DOM
  31. 2026-07-02
    days on market $84,900 Active 23 DOM
  32. 2026-07-01
    days on market $84,900 Active 22 DOM
  33. 2026-06-30
    days on market $84,900 Active 21 DOM
  34. 2026-06-29
    days on market $84,900 Active 20 DOM
  35. 2026-06-28
    days on market $84,900 Active 19 DOM
  36. 2026-06-28
    days on market $84,900 Active 18 DOM
  37. 2026-06-27
    days on market $84,900 Active 17 DOM
  38. 2026-06-25
    days on market $84,900 Active 15 DOM
  39. 2026-06-23
    days on market $84,900 Active 13 DOM
  40. 2026-06-21
    days on market $84,900 Active 12 DOM
  41. 2026-06-18
    days on market $84,900 Active 9 DOM
  42. 2026-06-17
    days on market $84,900 Active 8 DOM
  43. 2026-06-16
    days on market $84,900 Active 7 DOM
  44. 2026-06-15
    days on market $84,900 Active 6 DOM
  45. 2026-06-14
    days on market $84,900 Active 4 DOM
  46. 2026-06-09
    pricedays on marketlisting id $84,900 Active 1 DOM
  47. 2026-06-08
    days on market $148,000 Active 137 DOM
  48. 2026-06-07
    days on market $148,000 Active 136 DOM
  49. 2026-06-03
    days on market $148,000 Active 132 DOM
  50. 2026-06-02
    days on market $148,000 Active 131 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$19,189
− Mortgage interest
−$4,756
− Property taxes
−$1,274
− Insurance
−$424
− Repairs & maintenance
−$1,535
− Management
−$1,535
− HOA
−$13,980
− Depreciation
−$2,470
Taxable loss
−$6,785
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,628
After-tax cash flow
$-4,233/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

Excellent 100/100 None rehab

This brand new 2025 manufactured home is in excellent condition with modern finishes and ample space. It is move-in ready and would be an excellent investment for both resale and rental purposes.

Value-add opportunities

  • Resale Painting interior walls and ceilings — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
  • Rental Landscaping improvements — Well-maintained landscaping can increase the home's rental value by making it more appealing to tenants. ↑
B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Cornwall-On-Hudson Elementary School A- NY #378/2,108 Nat'l #2,792/41,679 Middle Cornwall Middle School B NY #192/729 Nat'l #2,208/14,009 High Cornwall Central High School A+ NY #147/1,100 Nat'l #235/17,239

Schools (NCES district)

District
Cornwall Central School District
NCES district ID
3608430
Math proficiency
66% ▼ -11.00%
Reading proficiency
69% ▼ -5.00%
Median HH income
$88,331
Composite
60.96/100
National rank
#805
State rank
#133 of 590 in NY
C Composite livability gradescore 68/100

Livability — New Windsor

Score
68/100
State rank
#529
US rank
#9423

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
New Windsor, NY
County
Orange County · 379,830 people
City population
27,384
Metro
Poughkeepsie-Newburgh-Middletown, NY
Population (ZIP)
27,384
Household income
$92,757
Rent vs Own
28.1% rent · 71.9% own
Severe rent burden
16% of renters

Population outlook (Orange County) Hauer SSP2

Today (2025)
379,830 people
By 2030
378,955 · -0.2%
By 2040
375,444 · -1.2%
By 2050
369,311 · -2.8%
By 2075
354,233 · -6.7%
By 2100
318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Diverse neighborhood (Simpson 0.62)
Race & ethnicity
White 53% Hispanic / Latino 27% Black 13% Two or more races 9% Asian 5%
Hispanic origin (detail)
Mexican 3% Puerto Rican 14% Dominican 5%
Common ancestry
Romanian 3% Slovak 2% Portuguese 1%
Foreign-born
14% · Canada, China, Vietnam
Languages at home
76% English-only · Spanish 16% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Orange

2024 margin
Lean R (+8.4) · D 45.8% · R 54.2%
2008→2024 swing
-12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
All cycles
2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

Civics
—

Price history

+0.0% since first listed
8 events — show timeline
  • 2026-07-16 Sold (MLS) $148,000 OneKey® MLS as Distributed by MLS Grid
  • 2026-06-26 Pending — OneKey® MLS as Distributed by MLS Grid
  • 2026-06-09 Listed $84,900 OneKey® MLS as Distributed by MLS Grid
  • 2026-01-22 Listed $148,000 OneKey® MLS as Distributed by MLS Grid
  • 2026-01-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
  • 2025-11-26 Relisted — OneKey® MLS as Distributed by MLS Grid
  • 2025-08-27 Pending — OneKey® MLS as Distributed by MLS Grid
  • 2025-07-16 Listed $148,000 OneKey® MLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…