85 Delaware Trl · Eldred, NY 12737

$199,000

3 bd · 2.0 ba · 744 sqft · Manufactured public records · 17 Days on market

Built 1967 0.34 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 +18.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.5/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention Handyperson / investors! Estate is selling this vintage mobile home with large garage with studio apartment. Located in the Mohican Lake area of Glen Spey NY. The mobile home is a 2 bedroom/ 1 bath with eat in kitchen, LR, and 2 large enclosed porches. Mobile home & garage apartment need total rehab.*Caution studio apartment has mold* The large garage offers lots of space for your lake toys and a small studio apartment. This property is being sold by the Estate and is offered AS IS. Home, garage & property in the process of being cleared and will be completed by closing. Come take a look today! BRING OFFERS! Additional Information: HeatingFuel:Oil Above Ground,ParkingFeatures:2 Car Detached,

Key facts

• Motorboat lake
• Open floor plan
• Lake rights

Tags

• LAKE RIGHTS
• MOTORBOAT LAKE
• RENTAL INCOME OPPORTUNITY
• PRIVATE BACKYARD AREA
• UPDATED KITCHEN
• OPEN FLOOR PLAN

Property features AI

Exterior

• Parking: Driveway parking; Garage (1 garage space total); Total parking for 2 vehicles
• Utilities: Electric service by Orange & Rockland; Septic tank sewer; Private trash collection
• Home design: Manufactured duplex
• Exterior features: Level backyard; Not waterfront

Interior

• Kitchen: Eat-in open kitchen
• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen with open layout; Washer/dryer hookup
• Laundry & utility: Laundry located in hall (washer/dryer hookup)

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 $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (4.7% below list).
• Recommended offer: $190k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.3% in Eldred — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Eldred Central School District (rural): math 33% / reading 50% proficiency, ranked #495 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George Ross Mackenzie Elementary School (math 22% / reading 47%, grade F, #1,577 of 2,108 statewide, top 77%, 242 students, 38% FRL); Eldred Junior-Senior High School (math 47% / reading 57%, grade D+, #946 of 1,100 statewide, top 88%, 230 students, 46% FRL).
• Market conditions: 66 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 $21k of equity ($1k loan paydown + $20k 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 $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 17 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago 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 $68k; list at $199k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $189,673 (4.7% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.95% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $76,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Otter Trl	0.04mi	2/1.0 (-1)	744 (0%)	2mo	$77,000	$103	87

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.18×
• Total profit: $121,344
• Equity at exit: $179,275

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $347,086
• 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 12737

• Active inventory: 66
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $204

Break-even live

Break-even rent $1,639

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $317	-5% $260	+0% $204	+5% $148	+10% $91
Rent	-10% $54	-5% $129	+0% $204	+5% $279	+10% $354
Rate	-1.0pp $304	-0.5pp $254	base $204	+0.5pp $152	+1.0pp $100

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 14 events

1. 2026-06-21
   days on market $199,000 Active 17 DOM
2. 2026-06-18
   days on market $199,000 Active 15 DOM
3. 2026-06-17
   days on market $199,000 Active 14 DOM
4. 2026-06-16
   days on market $199,000 Active 13 DOM
5. 2026-06-15
   days on market $199,000 Active 12 DOM
6. 2026-06-13
   days on market $199,000 Active 10 DOM
7. 2026-06-12
   days on market $199,000 Active 9 DOM
8. 2026-06-09
   days on market $199,000 Active 6 DOM
9. 2026-06-08
   days on market $199,000 Active 5 DOM
10. 2026-06-07
    days on market $199,000 Active 4 DOM
11. 2026-06-07
    days on market $199,000 Active 3 DOM
12. 2026-06-04
    listing id $199,000 Active 1 DOM
13. 2026-06-03
    remarks 687-char remark
14. 2026-06-03
    listed $199,000 Active 1 DOM

ⓘ 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: $2,017 · $168/mo
• Projected year-2 tax: $2,690 · $224/mo
• Expected delta: +$673/yr (+$56/mo · 33.4%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,761
• − Mortgage interest: −$11,147
• − Property taxes: −$2,017
• − Insurance: −$995
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$5,789
• Taxable loss: −$829
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,645/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: Eldred Central School District
• NCES district ID: 3610410
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 50% ▲ 11.00%
• Median HH income: $52,775
• Composite: 35.94/100
• National rank: #4800
• State rank: #495 of 590 in NY

Livability — Eldred

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

Census & demographics

• Population (ZIP): 1,817

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 12%
• Hispanic origin (detail): Puerto Rican 9% Cuban 1%
• Common ancestry: Romanian 7% Slovak 5% Lithuanian 4%
• Foreign-born: 5% · South Korea
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Other Indo-European 3% Spanish 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: ▲ 132.02%
• Current HPI: 443.8248
• 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

+255.4% since first listed

13 events — show timeline

• 2026-06-02 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-06-26 Rental Removed $1,400 ONEKEY
• 2025-06-03 Listed for Rent $1,400 ONEKEY
• 2024-10-24 Rental Removed $1,400 ONEKEY
• 2024-10-11 Listed for Rent $1,400 ONEKEY
• 2023-11-09 Sold (Public Records) $68,500 Public Records
• 2023-10-31 Sold (MLS) $68,500 OneKey® MLS as Distributed by MLS Grid
• 2023-10-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-08-02 Price Changed $99,500 OneKey® MLS as Distributed by MLS Grid
• 2023-07-11 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-10 Sold (Public Records) $12,000 Public Records
• 1997-11-18 Sold (Public Records) $36,001 Public Records
• 1986-10-27 Sold (Public Records) $56,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,017 · +1.6% YoY. Source: county tax records.