6 New York Street St #6 · Port Ewen, NY 12417

$119,900

3 bd · 2.0 ba · 1,061 sqft · Manufactured · 99 Days on market

Built 1990 ↓ 4% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step through this added sun room into a well-kept mobile home in Connelly Park. There are hard wood floors throughout and plenty of widows letting in natural light. Not all rooms have ceiling fans, but condition of compressor for central air is unknown. The lot has well established plantings and trees outside. Enjoy the convenience of being close to the Esopus creek and marina. A short drive to Kingston's waterfront with history, restaurants and shops. There are no taxes here and lot rent, 1037 dollars monthly, includes garbage and snow plowing but not water bill, Management will need to approve future home buyer.

Key facts

• Hard wood floors
• Ceiling fans
• Sun room

Tags

• SUN ROOM
• HARD WOOD FLOORS
• CEILING FANS
• WELL ESTABLISHED PLANTINGS
• CLOSE TO ESOPUS CREEK
• CLOSE TO MARINA

Property features AI

Exterior

• Home design: Mobile home (double wide); Located in a mobile home park
• Construction: No foundation
• Exterior features: Back yard; Front yard; Shed(s)

Interior

• Kitchen: Dishwasher; Gas range; Range; Refrigerator; Water heater
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Kerosene heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Master bedroom on the main level
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.8% vs local median 3.6% in Port Ewen — 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 69/100 on livability (#469 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities F, commute F.
• Kingston City School District (urban): math 44% / reading 59% proficiency, ranked #355 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.78% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.51%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $76,392
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Indiana St	0.12mi	3/2.0	1,008 (-5%)	0mo	$72,500	$72	86

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 36.4%
• Equity multiple: 3.05×
• Total profit: $68,846
• Equity at exit: $53,912

10-year hold

• IRR: 36.5%
• Equity multiple: 6.03×
• Total profit: $168,949
• Equity at exit: $83,085

Cash invested: $33,572 (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 12417

• Active inventory: 4
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $854

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 55%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 W Chestnut St Kingston, NY	1.0–2.0	1.0–2.0	875	$2,000	$2.29	23d	3	0.81mi
111 Hudson Valley Lndg Kingston, NY	2.0	1.0	900	$2,305	$2.56	14d	5	1.00mi
20 Sycamore St Unit 1 Kingston, NY	2.0	1.0	800	$2,400	$3.00	23d	1	1.35mi
13 2nd Ave Kingston, NY	2.0	1.0	753	$1,800	$2.39	14d	1	1.38mi

Listing history 17 events

1. 2026-06-19
   days on market $119,900 Active 99 DOM
2. 2026-06-18
   days on market $119,900 Active 98 DOM
3. 2026-06-17
   days on market $119,900 Active 97 DOM
4. 2026-06-16
   days on market $119,900 Active 96 DOM
5. 2026-06-15
   days on market $119,900 Active 95 DOM
6. 2026-06-14
   days on market $119,900 Active 93 DOM
7. 2026-06-12
   days on market $119,900 Active 92 DOM
8. 2026-06-09
   days on market $119,900 Active 89 DOM
9. 2026-06-08
   days on market $119,900 Active 88 DOM
10. 2026-06-07
    days on market $119,900 Active 87 DOM
11. 2026-06-03
    days on market $119,900 Active 83 DOM
12. 2026-06-02
    days on market $119,900 Active 82 DOM
13. 2026-06-01
    days on market $119,900 Active 81 DOM
14. 2026-05-31
    days on market $119,900 Active 80 DOM
15. 2026-05-30
    days on market $119,900 Active 79 DOM
16. 2026-04-21
    price $119,900
17. 2026-03-12
    listed $125,000 Active

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

Taxation est. · year 1

• Rental income: $25,553
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$3,488
• Taxable income: $8,862
• Est. tax owed @ 24.0%: −$2,127
• After-tax cash flow: $8,117/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: Kingston City School District
• NCES district ID: 3616290
• Math proficiency: 44% ▲ 1.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $52,586
• Composite: 44.22/100
• National rank: #2849
• State rank: #355 of 590 in NY

Livability — Port Ewen

• Score: 69/100
• State rank: #469
• US rank: #8190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Ewen, NY
• City population: 1,981
• Population (ZIP): 984

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 21% Hispanic / Latino 5%
• Common ancestry: Portuguese 3% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 2%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

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

-4.1% since first listed

2 events — show timeline

• 2026-04-21 Price Changed $119,900 HVCRMLS
• 2026-03-12 Listed $125,000 HVCRMLS