16 Field Rd · Claverack-Red Mills, NY 12541

$162,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 308 Days on market

Built 1970 0.64 ac lot ↓ 2% since listing

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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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

16 Field Road, Elizaville, peaceful Hudson Valley property. UNFINISHED 2 bedroom, 2 bath mobile home on 0.64 acres. Metal roof & 1,000 gallon concrete septic tank, 4 yr. old boiler, well with new jet pump/foot valve. Hot water baseboard heat plus pellet stove, Breakers ~ 100 amps. 20x20 square feet MBR with bay window added on to the main structure, wood paneled walls in the living room, HW flooring throughout. Back deck off the eat-in kitchen, overlooking a private yard. Unfinished with endless potential to add your own personal touches. Private Road and Deeded lake rights to TWIN LAKES. Pine Plains school district. Additional land available, 0.88 acre parcel with electric, well & 1,000 gallon concrete septic already in! Road frontage on both Field Road and Pine. Wooded, with mature trees. 2 hours from NYC, 1 hour to Albany, 20 Mins to Rhinebeck, close to Metro North & Amtrak train stations. Please allow 24 hours notice for all showings.

Key facts

• Metal roof
• Concrete septic tank
• New jet pump

Tags

• METAL ROOF
• CONCRETE SEPTIC TANK
• NEW JET PUMP
• PELLET STOVE
• BAY WINDOW
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (25.8% below list).
• Recommended offer: $120k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Claverack-Red Mills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hudson City School District (town): math 38% / reading 47% proficiency, ranked #494 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Montgomery C Smith Elementary School (math 36% / reading 47%, grade F, #1,409 of 2,108 statewide, top 67%, 723 students, 65% FRL); Hudson Junior High School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 384 students, 63% FRL); Hudson High School (math 82% / reading 84%, grade A, #435 of 1,100 statewide, top 40%, 454 students, 57% FRL).
• Market conditions: 6 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 308 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,260 (25.8% 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 308 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 11.2

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: 3.4%
• Equity multiple: 1.19×
• Total profit: $8,739
• Equity at exit: $72,842

10-year hold

• IRR: 6.7%
• Equity multiple: 2.02×
• Total profit: $46,288
• Equity at exit: $112,259

Cash invested: $45,360 (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 12541

• Active inventory: 6
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-169

Break-even live

Break-even rent $1,417

Max offer price $137,475

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-114	+0% $-169	+5% $-225	+10% $-281
Rent	-10% $-264	-5% $-217	+0% $-169	+5% $-122	+10% $-74
Rate	-1.0pp $-88	-0.5pp $-128	base $-169	+0.5pp $-211	+1.0pp $-254

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $162,000 Active 308 DOM
2. 2026-06-19
   days on market $162,000 Active 306 DOM
3. 2026-06-18
   days on market $162,000 Active 305 DOM
4. 2026-06-17
   days on market $162,000 Active 304 DOM
5. 2026-06-16
   days on market $162,000 Active 303 DOM
6. 2026-06-15
   days on market $162,000 Active 302 DOM
7. 2026-06-14
   days on market $162,000 Active 300 DOM
8. 2026-06-12
   days on market $162,000 Active 299 DOM
9. 2026-06-09
   days on market $162,000 Active 296 DOM
10. 2026-06-08
    days on market $162,000 Active 295 DOM
11. 2026-06-07
    days on market $162,000 Active 294 DOM
12. 2026-06-04
    days on market $162,000 Active 290 DOM
13. 2026-06-02
    days on market $162,000 Active 289 DOM
14. 2026-06-01
    days on market $162,000 Active 288 DOM
15. 2026-05-31
    days on market $162,000 Active 287 DOM
16. 2026-05-31
    days on market $162,000 Active 286 DOM
17. 2026-01-04
    price $162,000 970-char remark

    Show marketing remark (970 chars)

    16 Field Road, Elizaville, peaceful Hudson Valley property. UNFINISHED 2 bedroom, 2 bath mobile home on 0.64 acres. Metal roof & 1,000 gallon concrete septic tank, 4 yr. old boiler, well with new jet pump/foot valve. Hot water baseboard heat plus pellet stove, Breakers ~ 100 amps. 20x20 square feet MBR with bay window added on to the main structure, wood paneled walls in the living room, HW flooring throughout. Back deck off the eat-in kitchen, overlooking a private yard. Unfinished with endless potential to add your own personal touches. Private Road and Deeded lake rights to TWIN LAKES. Pine Plains school district. Additional land available, 0.88 acre parcel with electric, well & 1,000 gallon concrete septic already in! Road frontage on both Field Road and Pine. Wooded, with mature trees. 2 hours from NYC, 1 hour to Albany, 20 Mins to Rhinebeck, close to Metro North & Amtrak train stations. Please allow 24 hours notice for all showings.

18. 2025-08-18
    listed $165,000 Active 970-char remark

    Show marketing remark (970 chars)

    16 Field Road, Elizaville, peaceful Hudson Valley property. UNFINISHED 2 bedroom, 2 bath mobile home on 0.64 acres. Metal roof & 1,000 gallon concrete septic tank, 4 yr. old boiler, well with new jet pump/foot valve. Hot water baseboard heat plus pellet stove, Breakers ~ 100 amps. 20x20 square feet MBR with bay window added on to the main structure, wood paneled walls in the living room, HW flooring throughout. Back deck off the eat-in kitchen, overlooking a private yard. Unfinished with endless potential to add your own personal touches. Private Road and Deeded lake rights to TWIN LAKES. Pine Plains school district. Additional land available, 0.88 acre parcel with electric, well & 1,000 gallon concrete septic already in! Road frontage on both Field Road and Pine. Wooded, with mature trees. 2 hours from NYC, 1 hour to Albany, 20 Mins to Rhinebeck, close to Metro North & Amtrak train stations. Please allow 24 hours notice for all showings.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,431
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$4,713
• Taxable loss: −$4,905
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $-857/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: Hudson City School District
• NCES district ID: 3614940
• Math proficiency: 38% ▲ 4.00%
• Reading proficiency: 47% ▲ 7.00%
• Median HH income: $44,663
• Composite: 36.03/100
• National rank: #4779
• State rank: #494 of 590 in NY

Livability — Claverack-Red Mills

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

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-1.8% since first listed

2 events — show timeline

• 2026-01-04 Price Changed $162,000 HVCRMLS
• 2025-08-18 Listed $165,000 HVCRMLS