12 Easy St · South Cairo, NY 12414

$199,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 71 Days on market

Built 1987 1.20 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 +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

Key facts

• Three season room
• Expansive yard
• Proximity to hiking

Tags

• THREE SEASON ROOM
• DETACHED GARAGE
• EXPANSIVE YARD
• QUIET PRIVATE ROAD
• PROXIMITY TO HIKING
• ACCESS TO RESTAURANTS

Property features AI

Exterior

• Parking: Driveway; Garage with door opener; 2-car garage
• Utilities: Septic tank; Cable connected
• Home design: Single family residence; Fixer condition
• Construction: Block and vinyl siding construction
• Exterior features: Not waterfront; Public records listed living area

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Laminate; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Pantry; Basement (crawl space); Scuttle attic
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Catskill Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 574 students, 41% FRL); Catskill Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 303 students, 45% FRL); Catskill Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 400 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 104 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 71 days — a 6% lower offer ($187k) 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.
• Current owner paid $60k; list at $199k implies a 232% gain — meaningful room to come down on a strong offer.

Recommended offer $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 7.9

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: 27.9%
• Equity multiple: 3.21×
• Total profit: $123,377
• Equity at exit: $179,275

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $351,707
• Equity at exit: $386,613

Cash invested: $55,720 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 104
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,102 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$299 /mo · $3,592/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $234

Break-even live

Break-even rent $1,805

Max offer price $199,000

Occupancy floor 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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-10
   status Pending

   Show marketing remark (1628 chars)

   Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

2. 2026-04-10
   historical Active Under Contract 1628-char remark

   Show marketing remark (1628 chars)

   Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

3. 2026-02-10
   status Active 1628-char remark

   Show marketing remark (1628 chars)

   Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

4. 2026-02-10
   status Active

   Show marketing remark (1628 chars)

   Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

5. 2026-02-03
   status Pending
6. 2026-01-29
   historical Active Under Contract 1628-char remark

   Show marketing remark (1628 chars)

   Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

7. 2026-01-21
   listed $199,000 Active

   Show marketing remark (1628 chars)

   Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

8. 2026-01-21
   listed $199,000 Active 1628-char remark

   Show marketing remark (1628 chars)

   Welcome to Easy Street living in the heart of Catskill! Revive this 1987 manufactured home that sits on a 1.2-acre lot and offers comfort, space, and convenience. Featured with 3 bedrooms and 2 full bathrooms, this home is ideal for year-round living or a very viable weekend retreat. A detached 2-car garage provides ample storage for vehicles, tools, and outdoor gear, while the expansive yard offers plenty of room for gardening, entertaining, or simply enjoying the peaceful surroundings. One of the unique features is the three-season room complete with an exhaust hood, making it the perfect spot to grill and entertain while staying protected from the elements—rain or shine. Located on a quiet private road off Five Mile Woods Road it is still just minutes from the vibrant Village of Catskill, where you'll enjoy easy access to restaurants, breweries, shops, art galleries, and waterfront activities along the Hudson River. Outdoor enthusiasts will love the proximity to hiking, kayaking, fishing, skiing, and the endless recreational opportunities of the Catskill Mountains. Nearby attractions include Dutchman's Landing Park, Thomas Cole National Historic Site, Hunter and Windham Mountains, and the Catskill Scenic Rail Trail. Commuters and travelers will appreciate the quick access to the NYS Thruway, making travel to Albany, the Capital Region, and the NYC metro area a breeze. Whether you're looking for a full-time residence, a weekend escape, or an affordable way to enjoy all that the Catskills have to offer, this Easy Street property delivers comfort, convenience, and lifestyle in one great package.

9. 2000-12-19
   soldstatus $60,000

ⓘ 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: $3,592 · $299/mo
• Projected year-2 tax: $3,592 · $299/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $25,220
• − Mortgage interest: −$11,147
• − Property taxes: −$3,592
• − Insurance: −$995
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$5,789
• Taxable loss: −$339
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,895/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — South Cairo

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Greene County · 10,169 people
• City population: 601
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

+231.7% since first listed

9 events — show timeline

• 2026-04-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Contingent — HVCRMLS
• 2026-02-10 Relisted — HVCRMLS
• 2026-02-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-29 Contingent — HVCRMLS
• 2026-01-21 Listed $199,000 HVCRMLS
• 2026-01-21 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2000-12-19 Sold (Public Records) $60,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,592 · +3.7% YoY. Source: county tax records.