62 Liftside Dr Unit 429 All 4 · Hunter, NY 12442

$89,999

2 bd · 2.0 ba · 831 sqft · Condo · 287 Days on market

⚠ Timeshare Built 2005 Good condition $108/sqft · 65% below area $1692/mo HOA · 113% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Reasonably priced for all four quarters. Use it when you want to and grab it before it is gone. Beautiful Kaatskill Mountain Club deeded ownership. Two beds and two pull out couches. Central air, heat and gas fireplace. Carefree lifestyle right on the slopes of Hunter Mountain. Restaurant, bar, heated outdoor pool, jacuzis, gym, sauna, steam room, and more right on the premises. Two units with connecting door. Use one, rent one, use both, rent both. 24/7 staff in place. What could be easier. Your Epic Pass purchase is usable at other Vail Resorts. Optional RCI vacation exchanges. Floor Plan F. HOA feel includes utilities and amenities. Why rent for the winter when you can own? May NOT be used as a primary residence. . Stock photos units may vary slightly. This is a fractional interest condominium, please contact listing agent for further details.

Key facts

• Sauna
• Steam room
• Gas fireplace

Tags

• CENTRAL AIR
• GAS FIREPLACE
• HEATED OUTDOOR POOL
• GYM
• SAUNA
• STEAM ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate -8.8% vs local median 1.7% in Hunter — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 60/100 on livability (#971 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing D+, crime F, amenities F.
• Hunter-Tannersville Central School District (rural): math 55% / reading 50% proficiency, ranked #425 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hunter Elementary School (math 37% / reading 57%, grade D-, #1,195 of 2,108 statewide, top 60%, 186 students, 45% FRL); Hunter-Tannersville Middle School High School (math 52% / reading 44%, grade D, #1,002 of 1,100 statewide, top 91%, 153 students, 48% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 122 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 113% of rent.

Recommended offer $79,199 (12.0% 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 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.67% ✓
• Cap rate: -8.76%
• Cash-on-cash: -53.76%
• DSCR: -1.39
• GRM: 5.0

CMA / ARV

• ARV (median comp): $258,800
• List price: $89,999
• Delta: -65.22%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 - 233F Liftside Dr Unit all 4	0.04mi	2/2.0	831 (0%)	14mo	$75,000	$90	87
62 Liftside Dr Unit 306F4	0.00mi	2/2.0	831 (0%)	19mo	$22,500	$27	84
73 Liftside Dr Unit B-14	0.06mi	1/1.0 (-1)	788 (-5%)	3mo	$300,000	$381	77
73 Liftside Dr Unit B-6	0.06mi	1/1.0 (-1)	788 (-5%)	12mo	$285,000	$362	69
62 Liftside Dr Unit 408 D4	0.00mi	1/1.0 (-1)	728 (-12%)	7mo	$21,000	$29	64
62 Liftside Dr Unit 312d1	0.00mi	1/1.0 (-1)	692 (-17%)	7mo	$17,000	$25	60
82 Liftside Unit A-10	0.10mi	1/1.0 (-1)	750 (-10%)	19mo	$327,500	$437	54
84 Highlands Dr Unit B4	0.49mi	1/1.0 (-1)	625 (-25%)	3mo	$285,000	$456	41
58 Maple Ave	0.81mi	3/1.0 (+1)	790 (-5%)	10mo	$195,000	$247	40
101 Hunter Ln	1.02mi	2/1.0	672 (-19%)	5mo	$322,500	$480	32
70 Highlands Dr #e-2 Dr	0.50mi	1/1.0 (-1)	624 (-25%)	16mo	$250,000	$401	29
278 N Lake Rd	0.62mi	3/1.5 (+1)	960 (+16%)	19mo	$230,000	$240	23

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: —
• Equity multiple: -2.39×
• Total profit: $-85,425
• Equity at exit: $13,419

10-year hold

• IRR: —
• Equity multiple: -5.45×
• Total profit: $-162,659
• Equity at exit: $7,781

Cash invested: $25,200 (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 12442

• Home prices YoY: -1.1%
• Active inventory: 122
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$1,692
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-1,129

Break-even live

Break-even rent $2,929

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,067	-5% $-1,098	+0% $-1,129	+5% $-1,160	+10% $-1,191
Rent	-10% $-1,247	-5% $-1,188	+0% $-1,129	+5% $-1,070	+10% $-1,010
Rate	-1.0pp $-1,084	-0.5pp $-1,106	base $-1,129	+0.5pp $-1,152	+1.0pp $-1,176

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7733 Main St Hunter, NY	3.0	1.0	1017	$1,500	$1.47	17d	1	0.44mi

HOA detail $1,692/mo · $20,304/yr condo

• Likely covers: gaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-09
   days on market $89,999 Active 287 DOM
2. 2026-08-08
   days on market $89,999 Active 286 DOM
3. 2026-08-07
   days on market $89,999 Active 285 DOM
4. 2026-08-06
   days on market $89,999 Active 284 DOM
5. 2026-08-05
   days on market $89,999 Active 283 DOM
6. 2026-08-04
   days on market $89,999 Active 282 DOM
7. 2026-08-03
   days on market $89,999 Active 281 DOM
8. 2026-07-31
   days on market $89,999 Active 278 DOM
9. 2026-07-29
   days on market $89,999 Active 276 DOM
10. 2026-07-27
    days on market $89,999 Active 274 DOM
11. 2026-07-25
    days on market $89,999 Active 272 DOM
12. 2026-07-23
    days on market $89,999 Active 270 DOM
13. 2026-07-22
    days on market $89,999 Active 269 DOM
14. 2026-07-21
    days on market $89,999 Active 268 DOM
15. 2026-07-18
    days on market $89,999 Active 265 DOM
16. 2026-07-16
    days on market $89,999 Active 263 DOM
17. 2026-07-16
    days on market $89,999 Active 262 DOM
18. 2026-07-14
    days on market $89,999 Active 261 DOM
19. 2026-07-13
    days on market $89,999 Active 260 DOM
20. 2026-07-12
    days on market $89,999 Active 259 DOM
21. 2026-07-11
    days on market $89,999 Active 258 DOM
22. 2026-07-10
    days on market $89,999 Active 257 DOM
23. 2026-07-09
    days on market $89,999 Active 256 DOM
24. 2026-07-08
    days on market $89,999 Active 255 DOM
25. 2026-07-07
    days on market $89,999 Active 254 DOM
26. 2026-07-06
    days on market $89,999 Active 253 DOM
27. 2026-07-05
    days on market $89,999 Active 252 DOM
28. 2026-07-04
    days on market $89,999 Active 251 DOM
29. 2026-07-03
    days on market $89,999 Active 250 DOM
30. 2026-07-02
    days on market $89,999 Active 249 DOM
31. 2026-07-01
    days on market $89,999 Active 248 DOM
32. 2026-06-30
    days on market $89,999 Active 247 DOM
33. 2026-06-29
    days on market $89,999 Active 246 DOM
34. 2026-06-28
    days on market $89,999 Active 245 DOM
35. 2026-06-28
    days on market $89,999 Active 244 DOM
36. 2026-06-27
    days on market $89,999 Active 243 DOM
37. 2026-06-26
    days on market $89,999 Active 242 DOM
38. 2026-06-22
    days on market $89,999 Active 239 DOM
39. 2026-06-21
    days on market $89,999 Active 238 DOM
40. 2026-06-19
    days on market $89,999 Active 236 DOM
41. 2026-06-18
    days on market $89,999 Active 235 DOM
42. 2026-06-17
    days on market $89,999 Active 234 DOM
43. 2026-06-16
    days on market $89,999 Active 233 DOM
44. 2026-06-15
    days on market $89,999 Active 232 DOM
45. 2026-06-14
    days on market $89,999 Active 230 DOM
46. 2026-06-12
    days on market $89,999 Active 229 DOM
47. 2026-06-09
    days on market $89,999 Active 226 DOM
48. 2026-06-08
    days on market $89,999 Active 225 DOM
49. 2026-06-07
    days on market $89,999 Active 224 DOM
50. 2026-06-05
    days on market $89,999 Active 221 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$20,304
• − Depreciation: −$2,618
• Taxable loss: −$14,643
• Est. tax savings @ 24.0%: +$3,514
• After-tax cash flow: $-10,033/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 · 13 photos

Good 75/100 Cosmetic rehab Est. rehab $4,155–$12,465 screening

The property is in good condition with no major repairs needed. The fireplace and interior walls could be updated to add value to the property.

Repairs flagged

• Minor Fireplace — The fireplace appears to have some minor wear and tear, but it is not a major issue.

Value-add opportunities

• Resale Update the fireplace with a modern design — A modern fireplace can add value to the property and make it more appealing to potential buyers. ↑
• Resale Paint the interior walls — Painting the interior walls can make the property more appealing and add value to the property. ↑
• Rental Replace the furniture — Replacing the furniture can make the property more appealing to potential renters and add value to the property. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Hunter Elementary School D- NY #1,195/2,108 Nat'l #14,504/41,679 High Hunter-Tannersville Middle School High School D NY #1,002/1,100 Nat'l #6,198/17,239

Schools (NCES district)

• District: Hunter-Tannersville Central School District
• NCES district ID: 3615060
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,719
• Composite: 46.19/100
• National rank: #5442
• State rank: #425 of 755 in NY

C Composite livability gradescore 60/100

Livability — Hunter

• Score: 60/100
• State rank: #971
• US rank: #18992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, NY
• County: Greene · 44,963 people
• Population (ZIP): 425
• Household income: $50,500
• Rent vs Own: 29.6% rent · 70.4% own

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Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 2% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 15% Scotch-Irish 8% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 2%

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Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.82%
• Current HPI: 454.3942
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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 event — show timeline

• 2025-10-26 Listed $89,999 HVCRMLS