7965 State Route 52 Lot 31 · Lake Huntington, NY 12764

$89,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 159 Days on market

Built 2004 Fair condition $525/mo HOA · 47% 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).

• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Cash flow +3.8/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• DSCR +0.0/10.0

Listing remarks MLS

2004 Mobile Home! This well maintained single wide mobile home is set on a cul de sac, in a mobile home park (lot rent at $525 per month). Features include a living room, eat-in kitchen, laundry area, 3 bedrooms and 2 full baths. There is a nice front deck and a rear deck, plus a storage shed and a sea container for keeping all of your toys. This home comes fully furnished, just bring your suitcase and start to enjoy the country setting! Just about 2 miles to the charming town of Narrowsburg and the Delaware River. A great place for a get-a-way or for hunters.

Key facts

• Front deck
• Cul de sac
• Storage shed

Tags

• CUL DE SAC
• FRONT DECK
• REAR DECK
• STORAGE SHED
• SEA CONTAINER
• FULLY FURNISHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (41.6% below list).
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $53k (41.6% below list) — sets the bar for cash-flow.
• Cap rate 2.8% vs local median 2.1% in Lake Huntington — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Sullivan West Central School District (rural): math 45% / reading 47% proficiency, ranked #436 of 590 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 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 $10k of equity ($622 loan paydown + $9k 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.
• By year 4, 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 159 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $52,523 (41.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.25% ✓
• Cap rate: 2.85%
• Cash-on-cash: -12.31%
• DSCR: 0.45
• GRM: 6.7

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: 15.8%
• Equity multiple: 2.31×
• Total profit: $32,850
• Equity at exit: $80,989

10-year hold

• IRR: 15.4%
• Equity multiple: 5.38×
• Total profit: $110,351
• Equity at exit: $174,656

Cash invested: $25,172 (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 12764

• Home prices YoY: 15.3%
• Active inventory: 43
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$525
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-258

Break-even live

Break-even rent $1,451

Max offer price $52,523

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-227	+0% $-258	+5% $-289	+10% $-320
Rent	-10% $-347	-5% $-303	+0% $-258	+5% $-214	+10% $-170
Rate	-1.0pp $-213	-0.5pp $-235	base $-258	+0.5pp $-282	+1.0pp $-305

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 16 events

1. 2026-06-21
   days on market $89,900 Active 159 DOM
2. 2026-06-18
   days on market $89,900 Active 157 DOM
3. 2026-06-17
   days on market $89,900 Active 156 DOM
4. 2026-06-16
   days on market $89,900 Active 155 DOM
5. 2026-06-15
   days on market $89,900 Active 154 DOM
6. 2026-06-13
   days on market $89,900 Active 152 DOM
7. 2026-06-12
   days on market $89,900 Active 151 DOM
8. 2026-06-09
   days on market $89,900 Active 148 DOM
9. 2026-06-08
   days on market $89,900 Active 147 DOM
10. 2026-06-07
    days on market $89,900 Active 146 DOM
11. 2026-06-07
    days on market $89,900 Active 145 DOM
12. 2026-06-04
    days on market $89,900 Active 142 DOM
13. 2026-06-02
    days on market $89,900 Active 141 DOM
14. 2026-06-01
    days on market $89,900 Active 140 DOM
15. 2026-05-31
    days on market $89,900 Active 139 DOM
16. 2026-01-12
    listed $89,900 Active 566-char remark

    Show marketing remark (566 chars)

    2004 Mobile Home! This well maintained single wide mobile home is set on a cul de sac, in a mobile home park (lot rent at $525 per month). Features include a living room, eat-in kitchen, laundry area, 3 bedrooms and 2 full baths. There is a nice front deck and a rear deck, plus a storage shed and a sea container for keeping all of your toys. This home comes fully furnished, just bring your suitcase and start to enjoy the country setting! Just about 2 miles to the charming town of Narrowsburg and the Delaware River. A great place for a get-a-way or for hunters.

ⓘ 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 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,488
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − HOA: −$6,300
• − Depreciation: −$2,615
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $-2,039/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 · 12 photos

Fair 45/100 Moderate rehab

This 2004 single-wide mobile home requires moderate repairs and maintenance to improve its condition and value. Key updates include painting, replacing worn cabinets and sink, and landscaping the front yard.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom sink — Appears functional but dated
• Minor Exterior siding — Could use cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics
• Both Replace bathroom sink — A new sink enhances functionality and aesthetics
• Both Landscaping front yard — Landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom sink · Appears functional but dated	Minor	$500–3,000
Exterior siding · Could use cleaning	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both Replace bathroom sink — A new sink enhances functionality and aesthetics ↑
• Both Landscaping front yard — Landscaping enhances curb appeal and property 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: Sullivan West Central School District
• NCES district ID: 3600023
• Math proficiency: 45% ▼ -7.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $56,078
• Composite: 40.05/100
• National rank: #3817
• State rank: #436 of 590 in NY

Livability — Lake Huntington

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

Census & demographics

• City population: 301
• Population (ZIP): 1,827

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 (76%)
• Race & ethnicity: White 76% Black 14% Hispanic / Latino 6% Two or more races 3%
• Common ancestry: Danish 4% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada, Mexico
• Languages at home: 93% English-only · Spanish 3% German/W. Germanic 2% Other Indo-European 1%

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: ▲ 55.78%
• Current HPI: 420.1391
• 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

• 2026-01-12 Listed $89,900 OneKey® MLS as Distributed by MLS Grid