529 5th Ave · Scotchtown, NY 10941

$150,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 211 Days on market

Built 1984 Good condition $1020/mo HOA · 37% of rent ↓ 5% since listing

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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 +18.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic opportunity for a well loved 3 bedroom, 2 bathroom mobile home. Many upgrades AND a Generac Generator as well!!! Granite counters in the kitchen. Windows have all been replaced. Pex plumbing upgrades throughout. Central a/c. Ceiling fans all around the home and many windows for natural light. Primary bedroom has walk in closet and upgraded en-suite bathroom with big closet. Huge closets in the other two bedrooms. Lovely baseboards added all around the home for a classic look. Motion lights outside. Lovely views all around the home. Beautiful walkway and patio with pavers. Storage shed. *** MUST BE OWNER OCCUPIED - NO RENTALS *** Valley View Mobile Home Park. Monthly lot rent of $1020 includes tax, water, garbage, recycling and road maintenance. Must be owner occupied and may qualify for a STAR rebate. Park rules require 650 or better credit score, verifiable income, background and credit check, no commercial vehicles and 1 dog under 25 pounds. Proof of funds or pre-approval required for all offers. Standard mortgage WILL NOT work, must be a chattel (mobile home) loan. 1984 Redman - 14x64= 24 x 48 = 1152 square feet - Serial number 12215260 - Valley Central high school, Valley Central middle school, Montgomery elementary school

Key facts

• Ceiling fans
• Central a/c
• Walk in closet

Tags

• GRANITE COUNTERS
• PEX PLUMBING UPGRADES
• CENTRAL A/C
• CEILING FANS
• WALK IN CLOSET
• UPGRADED EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.7% in Scotchtown — 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 68/100 on livability (#515 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, cost of living D, amenities F.
• Valley Central School District (Montgomery) (rural): math 54% / reading 53% proficiency, ranked #299 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Valley Central Middle School (math 28% / reading 42%, grade F, #480 of 729 statewide, top 66%, 982 students, 41% FRL); Valley Central High School (math 95% / reading 87%, grade A+, #203 of 1,100 statewide, top 20%, 1,346 students, 39% FRL).
• Market conditions: Rents rising (+3.1%/yr); 59 active listings in the ZIP; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 33% of the median local income ($99k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.85% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,867
• Equity at exit: $22,365

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,248
• Equity at exit: $12,969

Cash invested: $42,000 (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 10941

• Home prices YoY: -22.2%
• Rents YoY: 3.1%
• Active inventory: 59
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,769 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$1,020
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $131

Break-even live

Break-even rent $2,603

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $235	-5% $183	+0% $131	+5% $79	+10% $27
Rent	-10% $-88	-5% $22	+0% $131	+5% $241	+10% $350
Rate	-1.0pp $207	-0.5pp $169	base $131	+0.5pp $92	+1.0pp $53

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1,020 · $12,240/yr
• Likely covers: watertrash

Listing history 21 events

1. 2026-06-22
   days on market $150,000 Active 211 DOM
2. 2026-06-18
   days on market $150,000 Active 208 DOM
3. 2026-06-17
   days on market $150,000 Active 207 DOM
4. 2026-06-16
   days on market $150,000 Active 206 DOM
5. 2026-06-15
   days on market $150,000 Active 205 DOM
6. 2026-06-14
   days on market $150,000 Active 203 DOM
7. 2026-06-10
   days on market $150,000 Active 200 DOM
8. 2026-06-09
   days on market $150,000 Active 199 DOM
9. 2026-06-08
   days on market $150,000 Active 198 DOM
10. 2026-06-07
    days on market $150,000 Active 197 DOM
11. 2026-06-05
    days on market $150,000 Active 194 DOM
12. 2026-06-03
    days on market $150,000 Active 193 DOM
13. 2026-06-02
    days on market $150,000 Active 192 DOM
14. 2026-06-01
    days on market $150,000 Active 191 DOM
15. 2026-05-31
    days on market $150,000 Active 190 DOM
16. 2026-05-30
    days on market $150,000 Active 189 DOM
17. 2026-05-16
    status Active 1263-char remark

    Show marketing remark (1263 chars)

    Fantastic opportunity for a well loved 3 bedroom, 2 bathroom mobile home. Many upgrades AND a Generac Generator as well!!! Granite counters in the kitchen. Windows have all been replaced. Pex plumbing upgrades throughout. Central a/c. Ceiling fans all around the home and many windows for natural light. Primary bedroom has walk in closet and upgraded en-suite bathroom with big closet. Huge closets in the other two bedrooms. Lovely baseboards added all around the home for a classic look. Motion lights outside. Lovely views all around the home. Beautiful walkway and patio with pavers. Storage shed. *** MUST BE OWNER OCCUPIED - NO RENTALS *** Valley View Mobile Home Park. Monthly lot rent of $1020 includes tax, water, garbage, recycling and road maintenance. Must be owner occupied and may qualify for a STAR rebate. Park rules require 650 or better credit score, verifiable income, background and credit check, no commercial vehicles and 1 dog under 25 pounds. Proof of funds or pre-approval required for all offers. Standard mortgage WILL NOT work, must be a chattel (mobile home) loan. 1984 Redman - 14x64= 24 x 48 = 1152 square feet - Serial number 12215260 - Valley Central high school, Valley Central middle school, Montgomery elementary school

18. 2026-05-15
    historical 1263-char remark

    Show marketing remark (1263 chars)

    Fantastic opportunity for a well loved 3 bedroom, 2 bathroom mobile home. Many upgrades AND a Generac Generator as well!!! Granite counters in the kitchen. Windows have all been replaced. Pex plumbing upgrades throughout. Central a/c. Ceiling fans all around the home and many windows for natural light. Primary bedroom has walk in closet and upgraded en-suite bathroom with big closet. Huge closets in the other two bedrooms. Lovely baseboards added all around the home for a classic look. Motion lights outside. Lovely views all around the home. Beautiful walkway and patio with pavers. Storage shed. *** MUST BE OWNER OCCUPIED - NO RENTALS *** Valley View Mobile Home Park. Monthly lot rent of $1020 includes tax, water, garbage, recycling and road maintenance. Must be owner occupied and may qualify for a STAR rebate. Park rules require 650 or better credit score, verifiable income, background and credit check, no commercial vehicles and 1 dog under 25 pounds. Proof of funds or pre-approval required for all offers. Standard mortgage WILL NOT work, must be a chattel (mobile home) loan. 1984 Redman - 14x64= 24 x 48 = 1152 square feet - Serial number 12215260 - Valley Central high school, Valley Central middle school, Montgomery elementary school

19. 2026-04-10
    price $150,000 1263-char remark

    Show marketing remark (1263 chars)

    Fantastic opportunity for a well loved 3 bedroom, 2 bathroom mobile home. Many upgrades AND a Generac Generator as well!!! Granite counters in the kitchen. Windows have all been replaced. Pex plumbing upgrades throughout. Central a/c. Ceiling fans all around the home and many windows for natural light. Primary bedroom has walk in closet and upgraded en-suite bathroom with big closet. Huge closets in the other two bedrooms. Lovely baseboards added all around the home for a classic look. Motion lights outside. Lovely views all around the home. Beautiful walkway and patio with pavers. Storage shed. *** MUST BE OWNER OCCUPIED - NO RENTALS *** Valley View Mobile Home Park. Monthly lot rent of $1020 includes tax, water, garbage, recycling and road maintenance. Must be owner occupied and may qualify for a STAR rebate. Park rules require 650 or better credit score, verifiable income, background and credit check, no commercial vehicles and 1 dog under 25 pounds. Proof of funds or pre-approval required for all offers. Standard mortgage WILL NOT work, must be a chattel (mobile home) loan. 1984 Redman - 14x64= 24 x 48 = 1152 square feet - Serial number 12215260 - Valley Central high school, Valley Central middle school, Montgomery elementary school

20. 2026-01-14
    price $153,000 1263-char remark

    Show marketing remark (1263 chars)

    Fantastic opportunity for a well loved 3 bedroom, 2 bathroom mobile home. Many upgrades AND a Generac Generator as well!!! Granite counters in the kitchen. Windows have all been replaced. Pex plumbing upgrades throughout. Central a/c. Ceiling fans all around the home and many windows for natural light. Primary bedroom has walk in closet and upgraded en-suite bathroom with big closet. Huge closets in the other two bedrooms. Lovely baseboards added all around the home for a classic look. Motion lights outside. Lovely views all around the home. Beautiful walkway and patio with pavers. Storage shed. *** MUST BE OWNER OCCUPIED - NO RENTALS *** Valley View Mobile Home Park. Monthly lot rent of $1020 includes tax, water, garbage, recycling and road maintenance. Must be owner occupied and may qualify for a STAR rebate. Park rules require 650 or better credit score, verifiable income, background and credit check, no commercial vehicles and 1 dog under 25 pounds. Proof of funds or pre-approval required for all offers. Standard mortgage WILL NOT work, must be a chattel (mobile home) loan. 1984 Redman - 14x64= 24 x 48 = 1152 square feet - Serial number 12215260 - Valley Central high school, Valley Central middle school, Montgomery elementary school

21. 2025-11-20
    listed $158,000 Active 1263-char remark

    Show marketing remark (1263 chars)

    Fantastic opportunity for a well loved 3 bedroom, 2 bathroom mobile home. Many upgrades AND a Generac Generator as well!!! Granite counters in the kitchen. Windows have all been replaced. Pex plumbing upgrades throughout. Central a/c. Ceiling fans all around the home and many windows for natural light. Primary bedroom has walk in closet and upgraded en-suite bathroom with big closet. Huge closets in the other two bedrooms. Lovely baseboards added all around the home for a classic look. Motion lights outside. Lovely views all around the home. Beautiful walkway and patio with pavers. Storage shed. *** MUST BE OWNER OCCUPIED - NO RENTALS *** Valley View Mobile Home Park. Monthly lot rent of $1020 includes tax, water, garbage, recycling and road maintenance. Must be owner occupied and may qualify for a STAR rebate. Park rules require 650 or better credit score, verifiable income, background and credit check, no commercial vehicles and 1 dog under 25 pounds. Proof of funds or pre-approval required for all offers. Standard mortgage WILL NOT work, must be a chattel (mobile home) loan. 1984 Redman - 14x64= 24 x 48 = 1152 square feet - Serial number 12215260 - Valley Central high school, Valley Central middle school, Montgomery elementary school

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $33,232
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,659
• − Management: −$2,659
• − HOA: −$12,240
• − Depreciation: −$4,364
• Taxable loss: −$91
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $1,596/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

Good 80/100 Cosmetic rehab

This well-maintained mobile home offers a good investment opportunity with recent upgrades and a good condition score.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can attract more buyers
• Both Adding smart home features — Improves convenience and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and can attract more buyers ↑
• Both Adding smart home features — Improves convenience and can increase both resale and rental 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: Valley Central School District (Montgomery)
• NCES district ID: 3619680
• Math proficiency: 54% ▼ -7.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $69,186
• Composite: 47.53/100
• National rank: #2271
• State rank: #299 of 590 in NY

Livability — Scotchtown

• Score: 68/100
• State rank: #515
• US rank: #9142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 267,004 people
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 14,422
• Household income: $99,238
• Rent vs Own: 41.4% rent · 58.6% own
• Severe rent burden: 525.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 44% Hispanic / Latino 23% Black 21% Two or more races 16% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 1% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 3% Italian 1%
• Foreign-born: 16% · Canada, Jamaica, Dominican Republic
• Languages at home: 72% English-only · Spanish 14% Other Indo-European 4% French/Haitian/Cajun 3%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.38%
• Current HPI: 326.3597
• Rent YoY: ▲ 3.15%
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• 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

-5.1% since first listed

5 events — show timeline

• 2026-05-16 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $153,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-20 Listed $158,000 OneKey® MLS as Distributed by MLS Grid