138 Old Hunter Rd · Livingston Manor, NY 12758

$170,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 24 Days on market

Built 1986 10 ac lot

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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 +18.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.4/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Extreme handyman opportunity on 10 acres in the highly desirable Livingston Manor market. This former mini-farm is going to take a dumpster, vision, and plenty of elbow grease, but the setting and potential are compelling. Builders, flippers, homesteaders, contractors, and project-minded buyers take note: this is the kind of property where hard work could unlock real value. At the center of the property is a 2-bedroom, 2-bath mobile home with axles removed, set on a block foundation with steel I-beams below. Two garage doors at one end provide convenient lower-level access for storage, utility use, or future workspace potential. The home offers an open kitchen, living, and dining layout, along with some updated interior flooring, but it is being sold as a major renovation project. The property also includes several older outbuildings and structures, some of which will likely need removal, while select portions may be salvageable depending on the buyer’s plans and due diligence. The land itself offers a nice mix of open, previously landscaped areas and lightly wooded sections, with room for trails, gardens, animals, expansion, or a revived country compound. A wide variety of flowering plants, fruit trees, and established shrubs hint at the property’s former life as an intentional and inspired rural homestead. This is not for the faint of heart, but for the right buyer, the opportunity to reclaim 10 acres in a quiet rural section of Livingston Manor may be well worth the effort. Bring your vision, your tools, and your plans. Property is best suited to cash buyers or buyers with renovation/construction experience. There is a judgment against the property, and proceeds of the sale will be used to satisfy the ruling as ordered by New York State. For safety reasons, there will be no entry into the home until there is an accepted offer, at which time access may be provided for inspection purposes.

Key facts

• Mobile home
• Steel i-beams
• Block foundation

Tags

• 10 ACRES
• MOBILE HOME
• BLOCK FOUNDATION
• STEEL I-BEAMS
• OPEN KITCHEN
• UPDATED INTERIOR FLOORING

Property features AI

Exterior

• Parking: Underground parking; 2-car garage
• Utilities: Well water; Septic tank
• Home design: Double wide mobile home; Single-story; Existing construction
• Construction: Wood siding; Block and slab foundation
• Exterior features: Dirt driveway; Rectangular, secluded rural lot

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Microwave; Refrigerator; Range hood; Exhaust fan
• Bedrooms: 2 main-level bedrooms
• Flooring: Laminate; Varies
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Heating: see remarks
• Interior features: Separate/formal living room; Great room; Country kitchen; Living/dining room; Primary suite; Bedroom on main level; Main level primary

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.0% in Livingston Manor — 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 50/100 on livability (#1,173 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A; Watch: schools D, amenities F, commute F.
• Livingston Manor Central School District (rural): math 55% / reading 45% proficiency, ranked #456 of 755 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 81 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $167,450 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.0

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: 27.0%
• Equity multiple: 3.14×
• Total profit: $101,994
• Equity at exit: $153,149

10-year hold

• IRR: 23.6%
• Equity multiple: 7.16×
• Total profit: $293,161
• Equity at exit: $330,273

Cash invested: $47,600 (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 12758

• Home prices YoY: 15.4%
• Active inventory: 81
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$289 /mo · $3,462/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $147

Break-even live

Break-even rent $1,583

Max offer price $170,000

Occupancy floor 87%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $170,000 Active 24 DOM
2. 2026-06-17
   days on market $170,000 Active 23 DOM
3. 2026-06-16
   days on market $170,000 Active 22 DOM
4. 2026-06-15
   days on market $170,000 Active 21 DOM
5. 2026-06-13
   days on market $170,000 Active 19 DOM
6. 2026-06-12
   days on market $170,000 Active 18 DOM
7. 2026-06-09
   days on market $170,000 Active 15 DOM
8. 2026-06-08
   days on market $170,000 Active 14 DOM
9. 2026-06-07
   days on market $170,000 Active 13 DOM
10. 2026-06-07
    days on market $170,000 Active 12 DOM
11. 2026-06-04
    days on market $170,000 Active 9 DOM
12. 2026-06-02
    days on market $170,000 Active 8 DOM
13. 2026-06-01
    days on market $170,000 Active 7 DOM
14. 2026-05-31
    days on market $170,000 Active 6 DOM
15. 2026-05-25
    listed $170,000 Active 1938-char remark

    Show marketing remark (1938 chars)

    Extreme handyman opportunity on 10 acres in the highly desirable Livingston Manor market. This former mini-farm is going to take a dumpster, vision, and plenty of elbow grease, but the setting and potential are compelling. Builders, flippers, homesteaders, contractors, and project-minded buyers take note: this is the kind of property where hard work could unlock real value. At the center of the property is a 2-bedroom, 2-bath mobile home with axles removed, set on a block foundation with steel I-beams below. Two garage doors at one end provide convenient lower-level access for storage, utility use, or future workspace potential. The home offers an open kitchen, living, and dining layout, along with some updated interior flooring, but it is being sold as a major renovation project. The property also includes several older outbuildings and structures, some of which will likely need removal, while select portions may be salvageable depending on the buyer’s plans and due diligence. The land itself offers a nice mix of open, previously landscaped areas and lightly wooded sections, with room for trails, gardens, animals, expansion, or a revived country compound. A wide variety of flowering plants, fruit trees, and established shrubs hint at the property’s former life as an intentional and inspired rural homestead. This is not for the faint of heart, but for the right buyer, the opportunity to reclaim 10 acres in a quiet rural section of Livingston Manor may be well worth the effort. Bring your vision, your tools, and your plans. Property is best suited to cash buyers or buyers with renovation/construction experience. There is a judgment against the property, and proceeds of the sale will be used to satisfy the ruling as ordered by New York State. For safety reasons, there will be no entry into the home until there is an accepted offer, at which time access may be provided for inspection purposes.

16. 2026-05-25
    listed $170,000 Active

    Show marketing remark (1938 chars)

    Extreme handyman opportunity on 10 acres in the highly desirable Livingston Manor market. This former mini-farm is going to take a dumpster, vision, and plenty of elbow grease, but the setting and potential are compelling. Builders, flippers, homesteaders, contractors, and project-minded buyers take note: this is the kind of property where hard work could unlock real value. At the center of the property is a 2-bedroom, 2-bath mobile home with axles removed, set on a block foundation with steel I-beams below. Two garage doors at one end provide convenient lower-level access for storage, utility use, or future workspace potential. The home offers an open kitchen, living, and dining layout, along with some updated interior flooring, but it is being sold as a major renovation project. The property also includes several older outbuildings and structures, some of which will likely need removal, while select portions may be salvageable depending on the buyer’s plans and due diligence. The land itself offers a nice mix of open, previously landscaped areas and lightly wooded sections, with room for trails, gardens, animals, expansion, or a revived country compound. A wide variety of flowering plants, fruit trees, and established shrubs hint at the property’s former life as an intentional and inspired rural homestead. This is not for the faint of heart, but for the right buyer, the opportunity to reclaim 10 acres in a quiet rural section of Livingston Manor may be well worth the effort. Bring your vision, your tools, and your plans. Property is best suited to cash buyers or buyers with renovation/construction experience. There is a judgment against the property, and proceeds of the sale will be used to satisfy the ruling as ordered by New York State. For safety reasons, there will be no entry into the home until there is an accepted offer, at which time access may be provided for inspection purposes.

ⓘ 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: $3,462 · $289/mo
• Projected year-2 tax: $3,462 · $289/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 6 d/yr ≥86°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,226
• − Mortgage interest: −$9,523
• − Property taxes: −$3,462
• − Insurance: −$850
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,945
• Taxable loss: −$950
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $1,987/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: Livingston Manor Central School District
• NCES district ID: 3617580
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $51,401
• Composite: 44.96/100
• National rank: #5872
• State rank: #456 of 755 in NY

Livability — Livingston Manor

• Score: 50/100
• State rank: #1173
• US rank: #25609

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,061

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Danish 4% Subsaharan African 4% Lithuanian 3%
• Foreign-born: 9% · Canada, Jamaica, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.59%
• Current HPI: 446.6757
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-25 Listed $170,000 UNYREIS
• 2026-05-25 Listed $170,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $3,462 · +0.1% YoY. Source: county tax records.