33 Tiger Lily Dr · Port Jervis, NY 12771

$96,500

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 37 Days on market

Built 2019 Good condition Est $100k · at est. $907/mo HOA · 44% of rent ↓ 3% since listing

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Why this score? — see what drove the C- 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 +16.7/30.0
• 1% rule +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +5.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in desirable Huguenot Estates! This spacious 3-bedroom, 2-bath manufactured home offers comfortable single-level living with an open layout, generous bedrooms, and beautiful mountain views. Built in 2019, the home features approximately 1,120 sq ft, central air, forced-air heat, off-street parking, and a functional floor plan ready for your personal touches. Enjoy a large kitchen with ample cabinetry, a private primary suite with full bath, and a peaceful community setting just minutes from Port Jervis shopping, dining, schools, and commuter routes. Perfect for owner-occupants looking for affordable living or investors seeking value-add potential. Property is being sold as-is through bank repossession. Don't miss this chance to own a newer home at an exceptional value in the scenic Hudson Valley region! Current monthly fee is 992.15, that includes: lot rent, trash pick-up, water, sewer, property tax & snow removal.

Key facts

• Large kitchen
• Scenic hudson valley
• Built 2019

Tags

• LARGE KITCHEN
• PRIVATE PRIMARY SUITE
• PEACEFUL COMMUNITY SETTING
• SCENIC HUDSON VALLEY

Property features AI

Finance

• HOA & community: Has association; Monthly association fee of $907; Association fee includes sewer, water, trash, and snow removal

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Cable available; Electric service available
• Home design: Manufactured house; Manufactured home sub-type; Single-story
• Construction: Living area reported as 1,120; Building area reported as 1,120
• Exterior features: Single-wide body type (manufactured); Not waterfront

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; One-level living; No basement; No attic; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $96k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $60 ($724/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.6% in Port Jervis — 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 (#475 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, amenities B+, cost of living B+; Watch: housing C-, crime D+, employment F.
• Port Jervis City School District (rural): math 43% / reading 50% proficiency, ranked #451 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: N A Hamilton Bicentennial School (math 42% / reading 62%, grade C-, #988 of 2,108 statewide, top 49%, 464 students, 54% FRL); Port Jervis Middle School (math 22% / reading 35%, grade F, #569 of 729 statewide, top 78%, 379 students, 59% FRL); Port Jervis Senior High School (math 87% / reading 95%, grade A+, #203 of 1,100 statewide, top 20%, 750 students, 55% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 36% of the median local income ($68k/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 $667 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,605 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. Crime grade is D 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. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $99,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Forrest Dr	0.48mi	2/2.0 (-1)	1,008 (-10%)	12mo	$90,000	$89	46

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-11,207
• Equity at exit: $14,388

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-2,422
• Equity at exit: $8,344

Cash invested: $27,020 (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 12771

• Home prices YoY: -20.1%
• Active inventory: 107
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$506
• Tax est. 1.5%: −$121 /mo · $1,448/yr
• Insurance: −$40
• HOA: −$907
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $60

Break-even live

Break-even rent $1,992

Max offer price $96,500

Occupancy floor 92%

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: $24,125
• Closing costs: $2,895
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Daisy Dr Port Jervis, NY	3.0	1.5	950	$1,800	$1.89	14d	1	0.05mi
15 Hobson Rd Port Jervis, NY	2.0	1.0	940	$2,000	$2.13	44d	1	0.35mi

HOA detail

• Monthly dues: $907 · $10,884/yr
• Likely covers: watersewertrashsnow removal

Listing history 17 events

1. 2026-06-18
   days on market $96,500 Active 37 DOM
2. 2026-06-17
   days on market $96,500 Active 36 DOM
3. 2026-06-16
   days on market $96,500 Active 35 DOM
4. 2026-06-15
   days on market $96,500 Active 34 DOM
5. 2026-06-14
   days on market $96,500 Active 32 DOM
6. 2026-06-13
   days on market $96,500 Active 31 DOM
7. 2026-06-10
   days on market $96,500 Active 29 DOM
8. 2026-06-09
   days on market $96,500 Active 28 DOM
9. 2026-06-08
   days on market $96,500 Active 27 DOM
10. 2026-06-07
    pricedays on market $96,500 Active 26 DOM
11. 2026-06-03
    days on market $99,000 Active 22 DOM

    Show marketing remark (956 chars)

    Opportunity knocks in desirable Huguenot Estates! This spacious 3-bedroom, 2-bath manufactured home offers comfortable single-level living with an open layout, generous bedrooms, and beautiful mountain views. Built in 2019, the home features approximately 1,120 sq ft, central air, forced-air heat, off-street parking, and a functional floor plan ready for your personal touches. Enjoy a large kitchen with ample cabinetry, a private primary suite with full bath, and a peaceful community setting just minutes from Port Jervis shopping, dining, schools, and commuter routes. Perfect for owner-occupants looking for affordable living or investors seeking value-add potential. Property is being sold as-is through bank repossession. Don't miss this chance to own a newer home at an exceptional value in the scenic Hudson Valley region! Current monthly fee is 992.15, that includes: lot rent, trash pick-up, water, sewer, property tax & snow removal.

12. 2026-06-02
    days on market $99,000 Active 21 DOM
13. 2026-06-01
    days on market $99,000 Active 20 DOM
14. 2026-05-31
    days on market $99,000 Active 19 DOM
15. 2026-05-30
    days on market $99,000 Active 18 DOM
16. 2026-05-11
    listed $99,000 Active 833-char remark

    Show marketing remark (956 chars)

    Opportunity knocks in desirable Huguenot Estates! This spacious 3-bedroom, 2-bath manufactured home offers comfortable single-level living with an open layout, generous bedrooms, and beautiful mountain views. Built in 2019, the home features approximately 1,120 sq ft, central air, forced-air heat, off-street parking, and a functional floor plan ready for your personal touches. Enjoy a large kitchen with ample cabinetry, a private primary suite with full bath, and a peaceful community setting just minutes from Port Jervis shopping, dining, schools, and commuter routes. Perfect for owner-occupants looking for affordable living or investors seeking value-add potential. Property is being sold as-is through bank repossession. Don't miss this chance to own a newer home at an exceptional value in the scenic Hudson Valley region! Current monthly fee is 992.15, that includes: lot rent, trash pick-up, water, sewer, property tax & snow removal.

17. 2026-05-10
    listed $99,000 Active 840-char remark

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,823
• − Mortgage interest: −$5,406
• − Property taxes: −$1,448
• − Insurance: −$482
• − Repairs & maintenance: −$1,986
• − Management: −$1,986
• − HOA: −$10,884
• − Depreciation: −$2,807
• Taxable loss: −$175
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $766/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 · 10 photos

Good 80/100 Cosmetic rehab

This 2019-built 3-bedroom, 2-bath manufactured home is in good condition with a good exterior and interior. It has a good floor plan and is ready for cosmetic upgrades to increase its resale and rental value.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers.
• Resale Replace basic appliances — Upgrading to more modern and energy-efficient appliances can increase the home's value.
• Resale Upgrade fixtures in bathrooms — Upgrading the fixtures in the bathrooms can make the space more appealing and functional for potential buyers.
• Both Add landscaping and curb appeal — A well-maintained and attractive exterior can increase both the resale and rental value of the home.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Resale Replace basic appliances — Upgrading to more modern and energy-efficient appliances can increase the home's value. ↑
• Resale Upgrade fixtures in bathrooms — Upgrading the fixtures in the bathrooms can make the space more appealing and functional for potential buyers. ↑
• Both Add landscaping and curb appeal — A well-maintained and attractive exterior can increase both the resale and rental value of the home. ↑

ⓘ 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: Port Jervis City School District
• NCES district ID: 3623520
• Math proficiency: 43% ▼ -7.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $44,506
• Composite: 39.33/100
• National rank: #3984
• State rank: #451 of 590 in NY

Livability — Port Jervis

• Score: 69/100
• State rank: #475
• US rank: #8376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 267,004 people
• City population: 14,049
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 14,049
• Household income: $68,136
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 792.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 379,830 people
• By 2030: 378,955 · -0.2%
• By 2040: 375,444 · -1.2%
• By 2050: 369,311 · -2.8%
• By 2075: 354,233 · -6.7%
• By 2100: 318,150 · -16.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Two or more races 11% Black 6% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 5% Iranian 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Orange

• 2024 margin: Lean R (+8.4) · D 45.8% · R 54.2%
• 2008→2024 swing: -12.5pp toward R · 2008: 4.1pp · 2024: -8.4pp
• All cycles: 2024: R+8.4 2020: R+0.2 2016: R+6.5 2012: D+5.2 2008: D+4.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.78%
• Current HPI: 301.5132
• Rent YoY: —
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• 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

-2.5% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $96,500 OneKey® MLS as Distributed by MLS Grid
• 2026-06-03 Price Changed $96,500 HVCRMLS
• 2026-05-11 Listed $99,000 HVCRMLS
• 2026-05-10 Listed $99,000 OneKey® MLS as Distributed by MLS Grid