331 Bush Rd · Altona, NY 12959

$159,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 22 Days on market

Built 1989 1.00 ac lot

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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 +8.2/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks MLS

3 bedroom 2 full bath double wide. Large Living room with beautiful wood fireplace on 1 acre lot. Master bedroom will have a new carpet. PRICED TO SELL----OVER $12,000 BELOW ASSESSED VALUE!!!!!

Key facts

• Open concept living
• Over an acre of land
• En suite bath

Tags

• OVER AN ACRE OF LAND
• OPEN CONCEPT LIVING
• WOOD BURNING FIREPLACE
• EN SUITE BATH
• HEATED TWO-CAR GARAGE
• DUAL HEATING OPTIONS

Property features AI

Exterior

• Parking: Attached 2-car garage; Paved, private driveway
• Utilities: Private well water; Septic tank; 100 amp electric service; Cable available; Electricity connected; Water connected
• Home design: Single family residence; One level
• Construction: Vinyl siding; Shingle and metal roof; Slab foundation; Built recently (year not specified)
• Exterior features: Rear porch; Level, private lot; Paved road access; Has a view

Interior

• Kitchen: Electric oven; Microwave; Dishwasher
• Flooring: Carpet; Linoleum; Vinyl; Varies
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplaces; Forced air heating; Oil heating; Wood heating
• Interior features: Walk-in closet(s); Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (20.8% below list).
• Recommended offer: $127k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#1,166 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Northeastern Clinton Central School District (rural): math 63% / reading 63% proficiency, ranked #203 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Northeastern Clinton Middle School (math 32% / reading 52%, grade D-, #379 of 729 statewide, top 54%, 277 students, 50% FRL).
• Zoned-school proficiency averages 42% at this address vs 63% district-wide (-21 pts) — the specific schools serving this property underperform the Northeastern Clinton Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: 11 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.9% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $60k; list at $160k implies a 166% gain — meaningful room to come down on a strong offer.

Recommended offer $126,661 (20.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.79×
• Total profit: $35,234
• Equity at exit: $99,097

10-year hold

• IRR: 12.6%
• Equity multiple: 3.49×
• Total profit: $111,646
• Equity at exit: $178,492

Cash invested: $44,772 (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 12959

• Home prices YoY: 2.3%
• Active inventory: 11
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$247 /mo · $2,963/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-151

Break-even live

Break-even rent $1,458

Max offer price $133,152

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-106	+0% $-151	+5% $-197	+10% $-242
Rent	-10% $-251	-5% $-201	+0% $-151	+5% $-101	+10% $-51
Rate	-1.0pp $-71	-0.5pp $-111	base $-151	+0.5pp $-193	+1.0pp $-235

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   statusdays on market $159,900 Pending 22 DOM
2. 2026-06-12
   days on market $159,900 Active 21 DOM
3. 2026-06-09
   days on market $159,900 Active 18 DOM
4. 2026-06-08
   days on market $159,900 Active 17 DOM
5. 2026-06-07
   days on market $159,900 Active 16 DOM
6. 2026-06-07
   days on market $159,900 Active 15 DOM
7. 2026-06-04
   days on market $159,900 Active 12 DOM
8. 2026-06-02
   days on market $159,900 Active 11 DOM
9. 2026-06-01
   days on market $159,900 Active 10 DOM
10. 2026-05-31
    days on market $159,900 Active 9 DOM
11. 2026-05-22
    listed $159,900 Active
12. 2013-10-29
    soldstatus $60,000
13. 2013-10-28
    soldstatus $60,000 193-char remark

    Show marketing remark (193 chars)

    3 bedroom 2 full bath double wide. Large Living room with beautiful wood fireplace on 1 acre lot. Master bedroom will have a new carpet. PRICED TO SELL----OVER $12,000 BELOW ASSESSED VALUE!!!!!

14. 2012-04-05
    listed $64,900 193-char remark

    Show marketing remark (193 chars)

    3 bedroom 2 full bath double wide. Large Living room with beautiful wood fireplace on 1 acre lot. Master bedroom will have a new carpet. PRICED TO SELL----OVER $12,000 BELOW ASSESSED VALUE!!!!!

15. 2000-06-01
    soldstatus $69,150

ⓘ 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: $2,963 · $247/mo
• Projected year-2 tax: $2,963 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,199
• − Mortgage interest: −$8,957
• − Property taxes: −$2,963
• − Insurance: −$800
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,652
• Taxable loss: −$4,603
• Est. tax savings @ 24.0%: +$1,105
• After-tax cash flow: $-712/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: Northeastern Clinton Central School District
• NCES district ID: 3621250
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 63% ▲ 6.00%
• Median HH income: $48,921
• Composite: 53.46/100
• National rank: #1461
• State rank: #203 of 590 in NY

Livability — Altona

• Score: 51/100
• State rank: #1166
• US rank: #25387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,790

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 7% Romanian 2% German 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 4%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.86%
• Current HPI: 265.1099
• 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

+131.2% since first listed

5 events — show timeline

• 2026-05-22 Listed $159,900 ACVMLS
• 2013-10-29 Sold (Public Records) $60,000 Public Records
• 2013-10-28 Sold (MLS) $60,000 ACVMLS
• 2012-04-05 Listed $64,900 ACVMLS
• 2000-06-01 Sold (Public Records) $69,150 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,963 · +3.2% YoY. Source: county tax records.