1240 Canada Hollow Rd · Andes, NY 13731

$134,500

3 bd · 1.0 ba · 980 sqft · Manufactured public records · 32 Days on market

Built 2003 0.80 ac lot $137/sqft · 33% below area Est $200k · 33% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

An exquisite parcel awaits on a coveted road in the Catskill Mountains, offering breathtaking mountain vistas. Situated on just under an acre, this 2003 Titan manufactured home presents an opportunity to create a stylish mid-century modern retreat or serve as an ideal site for a custom-built residence, complete with existing septic system and drilled well. 2.5 hours from the George Washington Bridge!

Key facts

• Catskill mountains
• Drilled well
• Septic system

Tags

• CATSKILL MOUNTAINS
• BREATHTAKING MOUNTAIN VISTAS
• SEPTIC SYSTEM
• DRILLED WELL

Property features AI

Exterior

• Parking: No garage
• Utilities: Electricity connected; Well water; Septic tank
• Home design: Single-story; Single-wide mobile home; Titan Homes manufacture; Resale property
• Construction: Frame construction with vinyl siding; Asphalt roof; Existing (previously built)
• Exterior features: Gravel driveway; Owned propane tank; Barn(s); Outbuilding; Rectangular lot; Road frontage on a main thoroughfare

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Living/dining room; Bedroom on main level
• Laundry & utility: Washer; Dryer; Main-level laundry; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $134k.

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 ($3k rent vs $134k).
• Recommended offer: $130k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 3.1% in Andes — 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 57/100 on livability (#1,096 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools D+, crime D+, employment D.
• Margaretville Central School District (rural): math 30% / reading 25% proficiency, ranked #734 of 755 in NY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($930 loan paydown + $9k appreciation (6.6% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,465 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 2.08% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.37%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (median comp): $200,000
• List price: $134,500
• Delta: -32.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.0%
• Equity multiple: 4.37×
• Total profit: $126,998
• Equity at exit: $89,848

10-year hold

• IRR: 48.4%
• Equity multiple: 9.16×
• Total profit: $307,368
• Equity at exit: $167,715

Cash invested: $37,660 (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 13731

• Home prices YoY: 1.6%
• Active inventory: 41
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,796 medium
• Mortgage (P&I): −$705
• Tax from tax record: −$86 /mo · $1,035/yr
• Insurance: −$56
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,306

Break-even live

Break-even rent $1,143

Max offer price $134,500

Occupancy floor 48%

Sensitivity live

Price	-10% $1,382	-5% $1,344	+0% $1,306	+5% $1,268	+10% $1,230
Rent	-10% $1,085	-5% $1,195	+0% $1,306	+5% $1,416	+10% $1,527
Rate	-1.0pp $1,373	-0.5pp $1,340	base $1,306	+0.5pp $1,271	+1.0pp $1,235

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: $33,625
• Closing costs: $4,035
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   status $134,500 Pending 32 DOM
2. 2026-04-28
   listed $134,500 Active 403-char remark

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,035 · $86/mo
• Projected year-2 tax: $1,654 · $138/mo
• Expected delta: +$619/yr (+$52/mo · 59.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,552
• − Mortgage interest: −$7,534
• − Property taxes: −$1,035
• − Insurance: −$1,339
• − Repairs & maintenance: −$2,684
• − Management: −$2,684
• − Depreciation: −$3,913
• Taxable income: $14,363
• Est. tax owed @ 24.0%: −$3,447
• After-tax cash flow: $12,221/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: Margaretville Central School District
• NCES district ID: 3618510
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $42,369
• Composite: 26.35/100
• National rank: #12675
• State rank: #734 of 755 in NY

Livability — Andes

• Score: 57/100
• State rank: #1096
• US rank: #22324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,102

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Iranian 4% Italian 4% Romanian 4%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.62%
• Current HPI: 408.9953
• 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

2 events — show timeline

• 2026-05-30 Pending — UNYREIS
• 2026-04-28 Listed $134,500 UNYREIS

Property tax history

-0.8%/yr

Latest (2025): $1,035 · +5.4% YoY. Source: county tax records.