597 Staleyville Rd · Sharon Springs, NY 13459

$159,999

2 bd · 2.0 ba · 1,200 sqft · Manufactured · 1 Days on market

Built 1990 2.25 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Doublewide Ranch with full entrance basement on corner lot with beautiful views. Gas fireplace in living room. Separate barn with 3-car garage, separate septic, electric and heat. Barn has new roof, but also needs some TLC. Very Good Condition

Key facts

• 2.25 acres
• Full basement
• Fruit trees

Tags

• FULL BASEMENT
• LARGE BARN
• 2.25 ACRES
• CORNER LOT
• ESTABLISHED PERENNIALS
• FRUIT TREES

Property features AI

Exterior

• Parking: Driveway; Three total parking spaces (includes 3-car garage)
• Utilities: Septic tank
• Home design: Single-family residence; Vinyl siding; Entry on the first level
• Construction: Asphalt roof
• Exterior features: Deck; Barn; Garden; Storage; Workshop; Additional barn(s) and garage(s); Corner lot with views; Approximately 2.25-acre lot

Interior

• Kitchen: Oven; Range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Baseboard heating; Hot water heating; Oil heating
• Interior features: Water softener; Main-level laundry; Full basement; Living room with fireplace; Mud room; Entry; Nine total rooms
• Laundry & utility: Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (26.0% below list).
• Recommended offer: $118k (26.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#945 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: health & safety C-, schools D, crime F.
• Sharon Springs Central School District (rural): math 45% / reading 45% proficiency, ranked #568 of 755 in NY (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 35 units permitted in Schoharie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Schoharie County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $118,340 (26.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $76,277
• Equity at exit: $144,140

10-year hold

• IRR: 19.1%
• Equity multiple: 6.21×
• Total profit: $233,216
• Equity at exit: $310,843

Cash invested: $44,800 (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 13459

• Home prices YoY: 3.2%
• Active inventory: 19
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-171

Break-even live

Break-even rent $1,400

Max offer price $135,279

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-116	+0% $-171	+5% $-226	+10% $-281
Rent	-10% $-264	-5% $-218	+0% $-171	+5% $-124	+10% $-77
Rate	-1.0pp $-90	-0.5pp $-130	base $-171	+0.5pp $-212	+1.0pp $-254

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-21
   remarks 364-char remark
2. 2026-06-21
   listed $159,999 Active 1 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 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $14,201
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$4,655
• Taxable loss: −$4,888
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $-877/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: Sharon Springs Central School District
• NCES district ID: 3626580
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $47,558
• Composite: 40.63/100
• National rank: #7640
• State rank: #568 of 755 in NY

Livability — Sharon Springs

• Score: 61/100
• State rank: #945
• US rank: #18381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,034

Population outlook (Schoharie County) Hauer SSP2

• Today (2025): 29,080 people
• By 2030: 27,417 · -5.7%
• By 2040: 23,835 · -18.0%
• By 2050: 20,482 · -29.6%
• By 2075: 14,323 · -50.7%
• By 2100: 9,636 · -66.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Iranian 5% Romanian 4% Lithuanian 4%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Schoharie

• 2024 margin: Solid R (+30.5) · D 34.7% · R 65.3%
• 2008→2024 swing: -16.2pp toward R · 2008: -14.3pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+29.0 2016: R+34.7 2012: R+16.6 2008: R+14.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.37%
• Current HPI: 362.6872
• 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

+33.9% since first listed

3 events — show timeline

• 2026-06-19 Listed $159,999 Global MLS
• 2005-10-05 Sold (MLS) $110,000 Global MLS
• 2005-01-31 Listed $119,500 Global MLS