35 Oneida Trl · Eldred, NY 12737

$249,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 5 Days on market

Built 1996 10,019 sqft lot $236/sqft · 223% above area $8/mo HOA

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rustic Charm with Lake Access & Convenience! Welcome to this warm and inviting 3 bedroom, 2 bath home showcasing rich woodwork, hardwood floors, and plenty of windows that bring the outdoors in. The kitchen is a true centerpiece, featuring custom countertops, a double copper sink, stainless steel appliances, a gas/propane stove for cooking, and vaulted ceilings. Relax in the living room by the pellet stove or step out onto the brand new decks and enjoy the peace of a private corner lot on a quiet dead end road. The full walk out basement with oil heat offers plenty of storage and flexibility. Lake rights, with the option to launch your boat for just $100 per year, perfect for long sum

Key facts

• Double copper sink
• Gas propane stove
• Pellet stove

Tags

• CUSTOM COUNTERTOPS
• DOUBLE COPPER SINK
• STAINLESS STEEL APPLIANCES
• GAS PROPANE STOVE
• VAULTED CEILINGS
• PELLET STOVE

Property features AI

Finance

• HOA & community: Has association; Annual association fee of $100 (covers other items)

Exterior

• Parking: No carport; Other parking features
• Utilities: Septic tank; Electric service by Orange & Rockland; Private trash collection
• Home design: Manufactured home; Double-wide; Single-story
• Construction: Vinyl siding; Block foundation
• Exterior features: Corner lot; Level lot; Not waterfront

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Oven; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Wood heating; Pellet stove; Wood-burning stove; No central air
• Interior features: First-floor bedroom; First-floor full bath; Ceiling fan(s); Eat-in kitchen; High ceilings; High speed internet; Natural woodwork; Open floorplan; Open kitchen; Primary bathroom; Insulated windows; Full unfinished basement with walk-out access; 5 total rooms; One level
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $938 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 10.8% vs local median 2.3% in Eldred — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Eldred Central School District (rural): math 33% / reading 50% proficiency, ranked #495 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: George Ross Mackenzie Elementary School (math 22% / reading 47%, grade F, #1,577 of 2,108 statewide, top 77%, 242 students, 38% FRL); Eldred Junior-Senior High School (math 47% / reading 57%, grade D+, #946 of 1,100 statewide, top 88%, 230 students, 46% FRL).
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $249,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.4

CMA / ARV

• ARV (median comp): $77,000
• List price: $249,000
• Delta: 288.31%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.2%
• Equity multiple: 3.80×
• Total profit: $195,326
• Equity at exit: $224,319

10-year hold

• IRR: 31.2%
• Equity multiple: 8.58×
• Total profit: $528,196
• Equity at exit: $483,752

Cash invested: $69,720 (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 12737

• Active inventory: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,228 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$195 /mo · $2,340/yr
• Insurance: −$104
• HOA: −$8
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $938

Break-even live

Break-even rent $2,041

Max offer price $249,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,079	-5% $1,008	+0% $938	+5% $867	+10% $797
Rent	-10% $683	-5% $810	+0% $938	+5% $1,065	+10% $1,193
Rate	-1.0pp $1,063	-0.5pp $1,001	base $938	+0.5pp $873	+1.0pp $808

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Delaware Trl Glen Spey, NY	2.0	1.0	936	$3,500	$3.74	16d	1	0.16mi
4 Beach Rd Glen Spey, NY	3.0	1.0	999	$2,000	$2.00	16d	1	0.79mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: gas

Listing history 22 events

1. 2026-06-22
   days on market $249,000 Active 5 DOM
2. 2026-06-21
   days on market $249,000 Active 4 DOM
3. 2026-06-21
   days on market $249,000 Active 3 DOM
4. 2026-06-17
   pricedays on marketlisting id $249,000 Active 1 DOM
5. 2026-06-17
   days on market $299,000 Active 282 DOM
6. 2026-06-16
   days on market $299,000 Active 281 DOM
7. 2026-06-15
   days on market $299,000 Active 280 DOM
8. 2026-06-13
   days on market $299,000 Active 278 DOM
9. 2026-06-12
   days on market $299,000 Active 277 DOM
10. 2026-06-09
    days on market $299,000 Active 274 DOM
11. 2026-06-08
    days on market $299,000 Active 273 DOM
12. 2026-06-07
    days on market $299,000 Active 272 DOM
13. 2026-06-07
    days on market $299,000 Active 271 DOM
14. 2026-06-04
    days on market $299,000 Active 268 DOM
15. 2026-06-02
    days on market $299,000 Active 267 DOM
16. 2026-06-01
    days on market $299,000 Active 266 DOM
17. 2026-05-31
    days on market $299,000 Active 265 DOM
18. 2025-09-08
    listed $299,000 Active 1196-char remark
19. 2024-02-06
    soldstatus $500,000
20. 2011-12-31
    historical
21. 2011-09-25
    listed
22. 2007-08-08
    soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,340 · $195/mo
• Projected year-2 tax: $3,274 · $273/mo
• Expected delta: +$934/yr (+$78/mo · 39.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $38,739
• − Mortgage interest: −$13,948
• − Property taxes: −$2,340
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,099
• − Management: −$3,099
• − HOA: −$96
• − Depreciation: −$7,244
• Taxable income: $7,669
• Est. tax owed @ 24.0%: −$1,841
• After-tax cash flow: $9,414/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: Eldred Central School District
• NCES district ID: 3610410
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 50% ▲ 11.00%
• Median HH income: $52,775
• Composite: 35.94/100
• National rank: #4800
• State rank: #495 of 590 in NY

Livability — Eldred

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

Census & demographics

• Population (ZIP): 1,817

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 13% Two or more races 12%
• Hispanic origin (detail): Puerto Rican 9% Cuban 1%
• Common ancestry: Romanian 7% Slovak 5% Lithuanian 4%
• Foreign-born: 5% · South Korea
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% Other Indo-European 3% Spanish 2%

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: ▲ 132.02%
• Current HPI: 443.8248
• 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

+176.7% since first listed

7 events — show timeline

• 2026-06-17 Listed $249,000 OneKey® MLS as Distributed by MLS Grid
• 2026-06-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-09-08 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-06 Sold (Public Records) $500,000 Public Records
• 2011-12-31 Delisted — HGMLS
• 2011-09-25 Listed — HGMLS
• 2007-08-08 Sold (Public Records) $90,000 Public Records

Property tax history

-3.6%/yr

Latest (2025): $2,340 · +1.6% YoY. Source: county tax records.