451 Call Hollow Rd #36 · Stony Point, NY 10980

$104,950

2 bd · 1.0 ba · 700 sqft · Manufactured · 70 Days on market

Built 1985 Good condition $150/sqft · 35% above area Est $78k · 35% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated and thoughtfully designed mobile home offering a perfect blend of style, comfort, and affordability in desirable Stony Point. This home has been fully updated and features a modern open-concept kitchen with sleek white cabinetry, quartz-style countertops, stainless steel appliances, and a spacious island perfect for entertaining or everyday living. The interior showcases updated flooring, recessed lighting, and a clean, contemporary feel throughout. The bedrooms are cozy yet functional, while the renovated bathroom adds a modern touch with elegant finishes. Step outside and enjoy your private outdoor space, complete with a large deck ideal for gatherings, morning coffee, or relaxing evenings. The expansive yard and additional storage shed provide extra convenience and versatility. This is a fantastic opportunity for buyers seeking a move-in ready home with modern upgrades at an affordable price point. Conveniently located near major roadways, shopping, and local amenities. Don’t miss your chance to own a stylish, low-maintenance home in a peaceful setting. Schedule your showing today.

Key facts

• Spacious island
• Renovated bathroom
• Updated flooring

Tags

• MODERN OPEN-CONCEPT KITCHEN
• SPACIOUS ISLAND
• UPDATED FLOORING
• RECESSED LIGHTING
• RENOVATED BATHROOM
• PRIVATE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.6% in Stony Point — 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 70/100 on livability (#450 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 active listings in the ZIP; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rockland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,653 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.00% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.12%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $77,863
• List price: $104,950
• Delta: 34.79%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Call Hollow Rd #2	0.00mi	2/1.5	800 (+14%)	7mo	$74,000	$93	68

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: 31.0%
• Equity multiple: 2.30×
• Total profit: $38,280
• Equity at exit: $15,648

10-year hold

• IRR: 38.2%
• Equity multiple: 4.56×
• Total profit: $104,726
• Equity at exit: $9,074

Cash invested: $29,386 (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 10980

• Active inventory: 89
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $867

Break-even live

Break-even rent $1,002

Max offer price $104,950

Occupancy floor 54%

Sensitivity live

Price	-10% $939	-5% $903	+0% $867	+5% $831	+10% $794
Rent	-10% $701	-5% $784	+0% $867	+5% $950	+10% $1,033
Rate	-1.0pp $920	-0.5pp $894	base $867	+0.5pp $840	+1.0pp $812

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: $26,238
• Closing costs: $3,148
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $104,950 Pending 70 DOM
2. 2026-06-10
   days on market $104,950 Active 69 DOM
3. 2026-06-08
   days on market $104,950 Active 68 DOM
4. 2026-06-07
   days on market $104,950 Active 67 DOM
5. 2026-06-04
   days on market $104,950 Active 64 DOM
6. 2026-06-03
   days on market $104,950 Active 63 DOM
7. 2026-06-02
   days on market $104,950 Active 62 DOM
8. 2026-06-01
   days on market $104,950 Active 61 DOM
9. 2026-05-31
   days on market $104,950 Active 60 DOM
10. 2026-03-10
    listed $104,950 Active 1150-char remark

    Show marketing remark (1150 chars)

    Welcome to this beautifully renovated and thoughtfully designed mobile home offering a perfect blend of style, comfort, and affordability in desirable Stony Point. This home has been fully updated and features a modern open-concept kitchen with sleek white cabinetry, quartz-style countertops, stainless steel appliances, and a spacious island perfect for entertaining or everyday living. The interior showcases updated flooring, recessed lighting, and a clean, contemporary feel throughout. The bedrooms are cozy yet functional, while the renovated bathroom adds a modern touch with elegant finishes. Step outside and enjoy your private outdoor space, complete with a large deck ideal for gatherings, morning coffee, or relaxing evenings. The expansive yard and additional storage shed provide extra convenience and versatility. This is a fantastic opportunity for buyers seeking a move-in ready home with modern upgrades at an affordable price point. Conveniently located near major roadways, shopping, and local amenities. Don’t miss your chance to own a stylish, low-maintenance home in a peaceful setting. Schedule your showing today.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,195
• − Mortgage interest: −$5,879
• − Property taxes: −$1,574
• − Insurance: −$1,322
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$3,053
• Taxable income: $9,335
• Est. tax owed @ 24.0%: −$2,240
• After-tax cash flow: $8,163/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 · 10 photos

Good 80/100 Cosmetic rehab

This beautifully renovated mobile home in Stony Point offers a modern and well-maintained interior with a good exterior, making it a great investment opportunity.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve both resale and 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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Stony Point

• Score: 70/100
• State rank: #450
• US rank: #7882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Point, NY
• Population (ZIP): 13,793

Population outlook (Rockland County) Hauer SSP2

• Today (2025): 339,642 people
• By 2030: 345,987 · +1.9%
• By 2040: 357,178 · +5.2%
• By 2050: 362,456 · +6.7%
• By 2075: 367,281 · +8.1%
• By 2100: 328,211 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 22% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 8%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 1%

Political lean MEDSL · Rockland

• 2024 margin: R (+11.8) · D 44.1% · R 55.9%
• 2008→2024 swing: -17.7pp toward R · 2008: 5.9pp · 2024: -11.8pp
• All cycles: 2024: R+11.8 2020: D+1.7 2016: D+5.1 2012: D+6.6 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -459.52%
• Current HPI: 243.4467
• 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

• 2026-03-10 Listed $104,950 OneKey® MLS as Distributed by MLS Grid