112 Jefferson Hts #13 · Jefferson Heights, NY 12414

$89,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 21 Days on market

Built 1994 Good condition $700/mo HOA · 42% of rent

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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 +12.8/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

Affordable homeownership awaits! This charming 2-bedroom, 1-bath mobile home is located in a well-maintained, pet-friendly community with new management and ongoing improvements throughout the park. Featuring comfortable single-level living, this home is perfect for first-time buyers, downsizers, or investors, as rentals are permitted. Conveniently located near shopping, dining, medical facilities, and major commuter routes. A rare opportunity to own or invest in a growing community at an affordable price. Schedule your showing today!

Key facts

• Built 1994
• Listed 20 days

Property features AI

Finance

• Other: Located in Greene County
• HOA & community: Association with monthly fee of $700; Association fee covers common area maintenance, grounds care, sewer, snow removal, trash and water

Exterior

• Parking: Assigned parking; Off-street parking; No carport
• Utilities: Shared septic; Cable connected; Electricity connected; Sewer connected; Water connected
• Home design: Manufactured home (mobile home)
• Construction: Wood siding construction; Fiberglass insulation; Foam insulation
• Exterior features: Wood siding; Fiberglass and foam insulation; Not waterfront; No additional parcels

Interior

• Kitchen: Cooktop; Gas range; Oven; Refrigerator; Exhaust fan; Stainless steel appliances; ENERGY STAR qualified appliances; Electric water heater
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Home office
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (1.3% below list).
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#860 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A, cost of living B; Watch: employment C-, schools F, amenities F.
• 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.
• Market conditions: 104 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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 21 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $87,665 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.86% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 4.5

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $48,414
• Equity at exit: $80,178

10-year hold

• IRR: 21.6%
• Equity multiple: 6.77×
• Total profit: $143,879
• Equity at exit: $172,907

Cash invested: $24,920 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,654 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$700
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-8

Break-even live

Break-even rent $1,665

Max offer price $87,834

Occupancy floor 95%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Jefferson Hts Unit 2 Catskill, NY	1.0	1.0	700	$1,300	$1.86	23d	1	0.26mi
473 Main St Unit 1 Catskill, NY	2.0	1.0	550	$1,650	$3.00	43d	1	0.55mi
114 Main St Catskill, NY	3.0	1.0	1000	$2,400	$2.40	43d	1	1.37mi

HOA detail

• Monthly dues: $700 · $8,400/yr

Listing history 14 events

1. 2026-06-19
   days on market $89,000 Active 21 DOM
2. 2026-06-18
   days on market $89,000 Active 20 DOM
3. 2026-06-17
   days on market $89,000 Active 19 DOM
4. 2026-06-16
   days on market $89,000 Active 18 DOM
5. 2026-06-15
   days on market $89,000 Active 17 DOM
6. 2026-06-14
   days on market $89,000 Active 15 DOM
7. 2026-06-12
   days on market $89,000 Active 14 DOM
8. 2026-06-09
   days on market $89,000 Active 11 DOM
9. 2026-06-08
   days on market $89,000 Active 10 DOM
10. 2026-06-07
    days on market $89,000 Active 9 DOM
11. 2026-06-02
    days on market $89,000 Active 4 DOM
12. 2026-06-01
    days on market $89,000 Active 3 DOM
13. 2026-05-31
    days on market $89,000 Active 2 DOM
14. 2026-05-29
    listed $89,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $19,853
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$8,400
• − Depreciation: −$2,589
• Taxable loss: −$1,078
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $162/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 · 4 photos

Good 80/100 Cosmetic rehab

This charming 2-bedroom mobile home is in good condition with a fresh paint job and well-maintained exterior. It offers a great opportunity for first-time buyers, downsizers, or investors looking for an affordable and move-in-ready property.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Resale Upgrading appliances — Modern appliances improve the home's appeal and functionality.
• Rental Adding a small deck or patio — Increases living space and appeal for renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading appliances — Modern appliances improve the home's appeal and functionality. ↑
• Rental Adding a small deck or patio — Increases living space and appeal for renters. ↑

ⓘ 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: 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 — Jefferson Heights

• Score: 62/100
• State rank: #860
• US rank: #16594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson Heights, NY
• County: Greene County · 10,169 people
• 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

1 event — show timeline

• 2026-05-29 Listed $89,000 OneKey® MLS as Distributed by MLS Grid