62 Liftside Dr #319 · Hunter, NY 12442

$17,800

1 bd · 1.0 ba · 496 sqft · Condo public records · 14 Days on market

Built 2005 $205/mo HOA · 24% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Own your mountain getaway with this quarter-share studio opportunity at the prestigious Kaatskill Mountain Club in Hunter! Enjoy breathtaking mountain views, spacious accommodations, and access to an impressive array of resort-style amenities, including year-round outdoor heated pools, hot tubs, fully equipped fitness facility, on-site dining and game room. This ownership includes a dedicated ski locker for added convenience and offers the flexibility to generate rental income when not in use. Experience four seasons of recreation, relaxation, and luxury in the heart of the Catskills.

Key facts

• On-site dining
• Fitness facility
• Hot tubs

Tags

• MOUNTAIN VIEWS
• OUTDOOR HEATED POOLS
• HOT TUBS
• FITNESS FACILITY
• ON-SITE DINING
• GAME ROOM

Property features AI

Finance

• HOA & community: Homeowners association with quarterly fee; Association amenities include recreation facilities; HOA fee covers cable TV, cooling, electricity, gas, heating, grounds and structure maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: Paved parking (1 space)
• Security: Key card entry; Smoke detectors; Carbon monoxide detector(s); Fire sprinkler system
• Utilities: Public water; Public sewer
• Home design: Condominium; Entry on third level
• Construction: Wood siding; Asphalt roof
• Exterior features: Patio; Other exterior features

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Bedroom on the third level
• Bathrooms: 1 full bathroom on the third level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Elevator; Drapes; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $18k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($851 rent vs $18k).
• Cap rate 29.5% vs local median 1.6% in Hunter — 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 60/100 on livability (#971 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing D+, crime F, amenities F.
• Hunter-Tannersville Central School District (rural): math 55% / reading 50% proficiency, ranked #425 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $123 of loan paydown is wiped out by about $534 of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $17,800

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.78% ✓
• Cap rate: 29.51%
• Cash-on-cash: 82.94%
• DSCR: 4.69
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 83.5%
• Equity multiple: 4.85×
• Total profit: $19,193
• Equity at exit: $2,654

10-year hold

• IRR: 86.8%
• Equity multiple: 10.13×
• Total profit: $45,527
• Equity at exit: $1,539

Cash invested: $4,984 (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 12442

• Home prices YoY: -1.1%
• Active inventory: 114
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$93
• Tax est. 1.5%: −$22 /mo · $267/yr
• Insurance: −$7
• HOA: −$205
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $344

Break-even live

Break-even rent $415

Max offer price $17,800

Occupancy floor 55%

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: $4,450
• Closing costs: $534
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-19
   days on market $17,800 Active 14 DOM
2. 2026-06-18
   days on market $17,800 Active 13 DOM
3. 2026-06-17
   days on market $17,800 Active 12 DOM
4. 2026-06-16
   days on market $17,800 Active 11 DOM
5. 2026-06-15
   days on market $17,800 Active 10 DOM
6. 2026-06-14
   days on market $17,800 Active 8 DOM
7. 2026-06-12
   days on market $17,800 Active 7 DOM
8. 2026-06-09
   days on market $17,800 Active 4 DOM
9. 2026-06-08
   days on market $17,800 Active 3 DOM
10. 2026-06-07
    remarks 591-char remark
11. 2026-06-07
    listed $17,800 Active 2 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,215
• − Mortgage interest: −$997
• − Property taxes: −$267
• − Insurance: −$89
• − Repairs & maintenance: −$817
• − Management: −$817
• − HOA: −$2,460
• − Depreciation: −$518
• Taxable income: $4,250
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $3,114/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: Hunter-Tannersville Central School District
• NCES district ID: 3615060
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,719
• Composite: 46.19/100
• National rank: #5442
• State rank: #425 of 755 in NY

Livability — Hunter

• Score: 60/100
• State rank: #971
• US rank: #18992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, NY
• Population (ZIP): 425

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 2% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 15% Scotch-Irish 8% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 2%

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: ▼ -4.82%
• Current HPI: 454.3942
• 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

• 2026-06-05 Listed $17,800 Global MLS

Property tax history

+4.3%/yr

Latest (2025): $3,006 · +0.0% YoY. Source: county tax records.