42 Idaho St · Port Ewen, NY 12417

$75,000

3 bd · 2.0 ba · 1,238 sqft · Manufactured · 33 Days on market

Built 1987 Good condition Est $129k · 42% under $1038/mo HOA · 49% of rent

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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 +23.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.4/10.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Spacious mobile home with open concept. 20'x23' includes living, dining and kitchen. Owner has renovated this home. Kitchen, bath, floors and fresh paint. Don't miss this one. Front deck-porch overlooks some of the park. Sits up high on the hill. Three bed/two bath w/laundry room too. Stainless appliances, pantry and so much more! Shed and generator included. Lot rent includes trash. $900. You pay for your own water.,AboveGrade:1248,Cooling:Ceiling Fan,FLOORING:Laminate,Vinyl,Heating:Central Heat,OTHERROOMS:Laundry/Util. Room,ROOF:Asphalt Shingles

Key facts

• Laundry room
• One-level living
• Front porch

Tags

• ONE-LEVEL LIVING
• LAUNDRY ROOM
• FRONT PORCH
• OFF-STREET PARKING

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $1,038

Exterior

• Parking: Assigned parking; Driveway
• Utilities: Public water
• Home design: Double wide mobile home; One level
• Construction: Vinyl siding; Built as mobile home
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Dryer; Range; Refrigerator
• Laundry & utility: Laundry on main level; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 2 comparable units currently listed for rent nearby; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $24k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 49% of rent.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 2.85% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $128,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Forest Dr	0.46mi	3/2.0	1,400 (+13%)	7mo	$145,000	$104	51

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: 15.1%
• Equity multiple: 1.87×
• Total profit: $18,184
• Equity at exit: $33,723

10-year hold

• IRR: 17.2%
• Equity multiple: 3.56×
• Total profit: $53,783
• Equity at exit: $51,972

Cash invested: $21,000 (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 12417

• Active inventory: 4
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$1,038
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $133

Break-even live

Break-even rent $1,970

Max offer price $75,000

Occupancy floor 89%

Sensitivity live

Price	-10% $185	-5% $159	+0% $133	+5% $107	+10% $81
Rent	-10% $-36	-5% $49	+0% $133	+5% $218	+10% $302
Rate	-1.0pp $171	-0.5pp $152	base $133	+0.5pp $114	+1.0pp $94

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	24d	3	0.95mi
111 Hudson Valley Lndg Kingston, NY	2.0	1.0	900	$2,305	$2.56	15d	5	1.17mi

HOA detail

• Monthly dues: $1,038 · $12,456/yr
• Likely covers: watertrash

Listing history 9 events

1. 2026-05-20
   historical Active Under Contract
2. 2026-05-05
   price $75,000
3. 2026-04-23
   listed $99,000 Active
4. 2024-02-04
   historical
5. 2023-12-22
   soldstatus $100,000 553-char remark

   Show marketing remark (553 chars)

   Spacious mobile home with open concept. 20'x23' includes living, dining and kitchen. Owner has renovated this home. Kitchen, bath, floors and fresh paint. Don't miss this one. Front deck-porch overlooks some of the park. Sits up high on the hill. Three bed/two bath w/laundry room too. Stainless appliances, pantry and so much more! Shed and generator included. Lot rent includes trash. $900. You pay for your own water.,AboveGrade:1248,Cooling:Ceiling Fan,FLOORING:Laminate,Vinyl,Heating:Central Heat,OTHERROOMS:Laundry/Util. Room,ROOF:Asphalt Shingles

6. 2023-11-03
   listed $115,000 553-char remark

   Show marketing remark (553 chars)

   Spacious mobile home with open concept. 20'x23' includes living, dining and kitchen. Owner has renovated this home. Kitchen, bath, floors and fresh paint. Don't miss this one. Front deck-porch overlooks some of the park. Sits up high on the hill. Three bed/two bath w/laundry room too. Stainless appliances, pantry and so much more! Shed and generator included. Lot rent includes trash. $900. You pay for your own water.,AboveGrade:1248,Cooling:Ceiling Fan,FLOORING:Laminate,Vinyl,Heating:Central Heat,OTHERROOMS:Laundry/Util. Room,ROOF:Asphalt Shingles

7. 2023-02-08
   historical
8. 2022-08-08
   listed $74,900
9. 2022-06-01
   listed $59,900

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $25,662
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$12,456
• − Depreciation: −$2,182
• Taxable income: $1,217
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $1,305/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 75/100 Cosmetic rehab

This spacious 3-bedroom, 2-bath mobile home is in good condition with recent updates, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both exterior paint — refreshes the home's appearance
• Both interior paint — freshens the interior and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — refreshes the home's appearance ↑
• Both interior paint — freshens the interior and adds 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: 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

+25.2% since first listed

9 events — show timeline

• 2026-05-20 Contingent — HVCRMLS
• 2026-05-05 Price Changed $75,000 HVCRMLS
• 2026-04-23 Listed $99,000 HVCRMLS
• 2024-02-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2023-12-22 Sold (MLS) $100,000 OneKey® MLS as Distributed by MLS Grid
• 2023-11-03 Listed $115,000 OneKey® MLS as Distributed by MLS Grid
• 2023-02-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2022-08-08 Listed $74,900 OneKey® MLS as Distributed by MLS Grid
• 2022-06-01 Listed $59,900 OneKey® MLS as Distributed by MLS Grid