517 Acorn Hill Rd · Shokan, NY 12461

$109,500

2 bd · 2.0 ba · 792 sqft · Manufactured public records · 211 Days on market

Built 1975

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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 +5.9/10.0
• Schools +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This sale is basically "bare land" with some serious infrastructure enhancements; Electric pole with active meter box / electric account Septic system, flat, level driveway, easy road street access Cement foundation under a dilapidated 1970's mobile home (remove, replace, renovate, rebuild, etc. ) Extremely Unique Opportunity to Purchase Property in an Exclusive, Highly Desirable Sleeper Catskill Community! Million dollar homes are walking distance from this property, so this is a perfect investment. For Sale ~ 517 Acorn Hill Road, Olivebridge, NY 12461 Extremely Unique Opportunity to Purchase Desirable Residential Property in an Exclusive, Highly Desirable Sleeper Catskill Community! One Acre Building Lot WITH Utilities Infrastructure Already In Place $109,500 Flat level, easy access driveway. On site electric pole with active account meter box. Septic System on site and usable Cement foundation (currently has 1970’s mobile home, inhabitable at this time) About half of the property is level, with the rest only slightly sloping. Wooded with white birch, white pine, oak, and maples. Rock walls setting off the property lines. This is a fantastic opportunity for an investor who wants to either remove or replace the existing unit, as this property is already zoned and grandfathered with a current residential Certificate of Occupancy. Located at; 517 Acorn Hill Road Olivebridge, NY 12461 Close To / Nearby; Woodstock NY New Paltz NY Catskill Park Catskill Mountains NYC is a 90 Min Drive Accessible to NYC, near parks, trails, hiking, nature, New Paltz & Woodstock are also close by. Terrific location, and lovely wooded setting.

Key facts

• Deep water well
• 2 residential units
• Level driveway

Tags

• NEW CONSTRUCTION HOME
• 2 RESIDENTIAL UNITS
• 2 ADJOINED ONE ACRE PARCELS
• DEEP WATER WELL
• LEVEL DRIVEWAY
• DETACHED GARAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 1.8% in Shokan — 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 62/100 on livability (#888 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: schools F, amenities F, commute F.
• Onteora Central School District (rural): math 58% / reading 59% proficiency, ranked #288 of 755 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($757 loan paydown + $2k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $110k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $96,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.59% ✓
• Cap rate: 22.92%
• Cash-on-cash: 59.40%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 63.0%
• Equity multiple: 4.35×
• Total profit: $102,689
• Equity at exit: $41,594

10-year hold

• IRR: 63.6%
• Equity multiple: 8.81×
• Total profit: $239,561
• Equity at exit: $58,693

Cash invested: $30,660 (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 12461

• Home prices YoY: 0.5%
• Active inventory: 37
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,834 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $1,518

Break-even live

Break-even rent $912

Max offer price $109,500

Occupancy floor 41%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $109,500 Active 211 DOM
2. 2026-06-18
   days on market $109,500 Active 210 DOM
3. 2026-06-17
   days on market $109,500 Active 209 DOM
4. 2026-06-16
   days on market $109,500 Active 208 DOM
5. 2026-06-15
   days on market $109,500 Active 207 DOM
6. 2026-06-14
   days on market $109,500 Active 205 DOM
7. 2026-06-12
   days on market $109,500 Active 204 DOM
8. 2026-06-09
   days on market $109,500 Active 201 DOM
9. 2026-06-08
   days on market $109,500 Active 200 DOM
10. 2026-06-07
    days on market $109,500 Active 199 DOM
11. 2026-06-05
    days on market $109,500 Active 196 DOM
12. 2026-06-02
    days on market $109,500 Active 194 DOM
13. 2026-06-01
    days on market $109,500 Active 193 DOM
14. 2026-05-31
    days on market $109,500 Active 192 DOM
15. 2026-05-30
    days on market $109,500 Active 191 DOM
16. 2026-05-08
    price $109,500 1677-char remark

    Show marketing remark (1677 chars)

    This sale is basically "bare land" with some serious infrastructure enhancements; Electric pole with active meter box / electric account Septic system, flat, level driveway, easy road street access Cement foundation under a dilapidated 1970's mobile home (remove, replace, renovate, rebuild, etc. ) Extremely Unique Opportunity to Purchase Property in an Exclusive, Highly Desirable Sleeper Catskill Community! Million dollar homes are walking distance from this property, so this is a perfect investment. For Sale ~ 517 Acorn Hill Road, Olivebridge, NY 12461 Extremely Unique Opportunity to Purchase Desirable Residential Property in an Exclusive, Highly Desirable Sleeper Catskill Community! One Acre Building Lot WITH Utilities Infrastructure Already In Place $109,500 Flat level, easy access driveway. On site electric pole with active account meter box. Septic System on site and usable Cement foundation (currently has 1970’s mobile home, inhabitable at this time) About half of the property is level, with the rest only slightly sloping. Wooded with white birch, white pine, oak, and maples. Rock walls setting off the property lines. This is a fantastic opportunity for an investor who wants to either remove or replace the existing unit, as this property is already zoned and grandfathered with a current residential Certificate of Occupancy. Located at; 517 Acorn Hill Road Olivebridge, NY 12461 Close To / Nearby; Woodstock NY New Paltz NY Catskill Park Catskill Mountains NYC is a 90 Min Drive Accessible to NYC, near parks, trails, hiking, nature, New Paltz & Woodstock are also close by. Terrific location, and lovely wooded setting.

17. 2026-04-09
    price $199,500 1677-char remark

    Show marketing remark (1677 chars)

    This sale is basically "bare land" with some serious infrastructure enhancements; Electric pole with active meter box / electric account Septic system, flat, level driveway, easy road street access Cement foundation under a dilapidated 1970's mobile home (remove, replace, renovate, rebuild, etc. ) Extremely Unique Opportunity to Purchase Property in an Exclusive, Highly Desirable Sleeper Catskill Community! Million dollar homes are walking distance from this property, so this is a perfect investment. For Sale ~ 517 Acorn Hill Road, Olivebridge, NY 12461 Extremely Unique Opportunity to Purchase Desirable Residential Property in an Exclusive, Highly Desirable Sleeper Catskill Community! One Acre Building Lot WITH Utilities Infrastructure Already In Place $109,500 Flat level, easy access driveway. On site electric pole with active account meter box. Septic System on site and usable Cement foundation (currently has 1970’s mobile home, inhabitable at this time) About half of the property is level, with the rest only slightly sloping. Wooded with white birch, white pine, oak, and maples. Rock walls setting off the property lines. This is a fantastic opportunity for an investor who wants to either remove or replace the existing unit, as this property is already zoned and grandfathered with a current residential Certificate of Occupancy. Located at; 517 Acorn Hill Road Olivebridge, NY 12461 Close To / Nearby; Woodstock NY New Paltz NY Catskill Park Catskill Mountains NYC is a 90 Min Drive Accessible to NYC, near parks, trails, hiking, nature, New Paltz & Woodstock are also close by. Terrific location, and lovely wooded setting.

18. 2026-02-26
    price $269,500 1677-char remark

    Show marketing remark (1677 chars)

    This sale is basically "bare land" with some serious infrastructure enhancements; Electric pole with active meter box / electric account Septic system, flat, level driveway, easy road street access Cement foundation under a dilapidated 1970's mobile home (remove, replace, renovate, rebuild, etc. ) Extremely Unique Opportunity to Purchase Property in an Exclusive, Highly Desirable Sleeper Catskill Community! Million dollar homes are walking distance from this property, so this is a perfect investment. For Sale ~ 517 Acorn Hill Road, Olivebridge, NY 12461 Extremely Unique Opportunity to Purchase Desirable Residential Property in an Exclusive, Highly Desirable Sleeper Catskill Community! One Acre Building Lot WITH Utilities Infrastructure Already In Place $109,500 Flat level, easy access driveway. On site electric pole with active account meter box. Septic System on site and usable Cement foundation (currently has 1970’s mobile home, inhabitable at this time) About half of the property is level, with the rest only slightly sloping. Wooded with white birch, white pine, oak, and maples. Rock walls setting off the property lines. This is a fantastic opportunity for an investor who wants to either remove or replace the existing unit, as this property is already zoned and grandfathered with a current residential Certificate of Occupancy. Located at; 517 Acorn Hill Road Olivebridge, NY 12461 Close To / Nearby; Woodstock NY New Paltz NY Catskill Park Catskill Mountains NYC is a 90 Min Drive Accessible to NYC, near parks, trails, hiking, nature, New Paltz & Woodstock are also close by. Terrific location, and lovely wooded setting.

19. 2025-11-18
    listed $299,500 Active 1677-char remark

    Show marketing remark (1677 chars)

    This sale is basically "bare land" with some serious infrastructure enhancements; Electric pole with active meter box / electric account Septic system, flat, level driveway, easy road street access Cement foundation under a dilapidated 1970's mobile home (remove, replace, renovate, rebuild, etc. ) Extremely Unique Opportunity to Purchase Property in an Exclusive, Highly Desirable Sleeper Catskill Community! Million dollar homes are walking distance from this property, so this is a perfect investment. For Sale ~ 517 Acorn Hill Road, Olivebridge, NY 12461 Extremely Unique Opportunity to Purchase Desirable Residential Property in an Exclusive, Highly Desirable Sleeper Catskill Community! One Acre Building Lot WITH Utilities Infrastructure Already In Place $109,500 Flat level, easy access driveway. On site electric pole with active account meter box. Septic System on site and usable Cement foundation (currently has 1970’s mobile home, inhabitable at this time) About half of the property is level, with the rest only slightly sloping. Wooded with white birch, white pine, oak, and maples. Rock walls setting off the property lines. This is a fantastic opportunity for an investor who wants to either remove or replace the existing unit, as this property is already zoned and grandfathered with a current residential Certificate of Occupancy. Located at; 517 Acorn Hill Road Olivebridge, NY 12461 Close To / Nearby; Woodstock NY New Paltz NY Catskill Park Catskill Mountains NYC is a 90 Min Drive Accessible to NYC, near parks, trails, hiking, nature, New Paltz & Woodstock are also close by. Terrific location, and lovely wooded setting.

20. 2003-12-12
    soldstatus $45,000
21. 1992-08-21
    soldstatus $27,500

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$319/yr (+$27/mo · 26.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $34,003
• − Mortgage interest: −$6,134
• − Property taxes: −$1,212
• − Insurance: −$548
• − Repairs & maintenance: −$2,720
• − Management: −$2,720
• − Depreciation: −$3,185
• Taxable income: $17,484
• Est. tax owed @ 24.0%: −$4,196
• After-tax cash flow: $14,016/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: Onteora Central School District
• NCES district ID: 3621840
• Math proficiency: 58% ▬ 0.00%
• Reading proficiency: 59% ▼ -3.00%
• Median HH income: $56,997
• Composite: 52.17/100
• National rank: #3482
• State rank: #288 of 755 in NY

Livability — Shokan

• Score: 62/100
• State rank: #888
• US rank: #17222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,359
• Population (ZIP): 1,426

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 16% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 9% Lithuanian 8% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

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: ▲ 1.73%
• Current HPI: 346.6673
• 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

+298.2% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $109,500 Fizber.com
• 2026-04-09 Price Changed $199,500 Fizber.com
• 2026-02-26 Price Changed $269,500 Fizber.com
• 2025-11-18 Listed $299,500 Fizber.com
• 2003-12-12 Sold (Public Records) $45,000 Public Records
• 1992-08-21 Sold (Public Records) $27,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,212 · +7.4% YoY. Source: county tax records.