62 Liftside Dr #341 · Hunter, NY 12442

$32,500

3 bd · 2.0 ba · 1,435 sqft · Condo public records · 231 Days on market

Built 2005 $23/sqft · 94% below area

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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 +4.6/10.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A Spacious 3 Bedroom, 2 Bath Condo/Timeshare at the Beautiful Kaatskill Mountain Club! It's a part-time deeded ownership for 13 weeks during the year. 1 week for every four. The schedule is rotated each year. This unit is week 3 for this year. The Kaatskill Mountain Club is slopeside living with optional RCI - Resort Condominiums International - vacation exchange. The unit features 3 bedrooms including a primary bedroom and bath ensuite, 2 full bathrooms, a full kitchen with a breakfast bar, a liviing room with a fireplace and a walkout balcony, a spacious dining area, and a laundry closet. It's a great escape and retreat to Hunter Ski Mountain and all the amenties the Kaatskill Mountain Club has to offer, such as, a heated outdoor pool, hot tubs, a spa, a sauna, a gym, meeting rooms, a restaurant, a bar, a game room, an owner's lounge, an owner's locker room, wi-fi, & more. It has easy ski access off and on Hunter Mountain. When your not using your share, you can rent it to offset your expenses. It's a Beautiful Retreat & Holiday!

Key facts

• Walkout balcony
• Spa
• Sauna

Tags

• WALKOUT BALCONY
• HEATED OUTDOOR POOL
• HOT TUBS
• SPA
• SAUNA
• GYM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $32k.

Deal economics

• At list price, monthly cash flow is $-463 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate -10.8% vs local median 1.6% 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.
• Market conditions: 114 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 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 231 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 91% of rent.

Recommended offer $28,600 (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 231 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: 6.15% ✓
• Cap rate: -10.79%
• Cash-on-cash: -61.00%
• DSCR: -1.71
• GRM: 1.4

CMA / ARV

• ARV (median comp): $493,556
• List price: $32,500
• Delta: -93.42%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: -2.69×
• Total profit: $-33,582
• Equity at exit: $4,846

10-year hold

• IRR: —
• Equity multiple: -5.87×
• Total profit: $-62,520
• Equity at exit: $2,810

Cash invested: $9,100 (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: 114
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA est. from 2 same-building comps: −$1,818
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-463

Break-even live

Break-even rent $2,586

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-440	-5% $-451	+0% $-463	+5% $-474	+10% $-485
Rent	-10% $-621	-5% $-542	+0% $-463	+5% $-384	+10% $-305
Rate	-1.0pp $-446	-0.5pp $-454	base $-463	+0.5pp $-471	+1.0pp $-480

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7734 Main St Lanesville, NY	3.0	1.5	1801	$2,000	$1.11	24d	1	0.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: internetpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-19
   days on market $32,500 Active 231 DOM
2. 2026-06-18
   days on market $32,500 Active 230 DOM
3. 2026-06-17
   days on market $32,500 Active 229 DOM
4. 2026-06-16
   days on market $32,500 Active 228 DOM
5. 2026-06-15
   days on market $32,500 Active 227 DOM
6. 2026-06-14
   days on market $32,500 Active 225 DOM
7. 2026-06-12
   days on market $32,500 Active 224 DOM
8. 2026-06-09
   days on market $32,500 Active 221 DOM
9. 2026-06-08
   days on market $32,500 Active 220 DOM
10. 2026-06-07
    days on market $32,500 Active 219 DOM
11. 2026-06-05
    days on market $32,500 Active 216 DOM
12. 2026-06-03
    days on market $32,500 Active 215 DOM
13. 2026-06-02
    days on market $32,500 Active 214 DOM
14. 2026-06-01
    days on market $32,500 Active 213 DOM
15. 2026-05-31
    days on market $32,500 Active 212 DOM
16. 2026-05-30
    days on market $32,500 Active 211 DOM
17. 2025-10-31
    listed $32,500 Active 1058-char remark

    Show marketing remark (1058 chars)

    A Spacious 3 Bedroom, 2 Bath Condo/Timeshare at the Beautiful Kaatskill Mountain Club! It's a part-time deeded ownership for 13 weeks during the year. 1 week for every four. The schedule is rotated each year. This unit is week 3 for this year. The Kaatskill Mountain Club is slopeside living with optional RCI - Resort Condominiums International - vacation exchange. The unit features 3 bedrooms including a primary bedroom and bath ensuite, 2 full bathrooms, a full kitchen with a breakfast bar, a liviing room with a fireplace and a walkout balcony, a spacious dining area, and a laundry closet. It's a great escape and retreat to Hunter Ski Mountain and all the amenties the Kaatskill Mountain Club has to offer, such as, a heated outdoor pool, hot tubs, a spa, a sauna, a gym, meeting rooms, a restaurant, a bar, a game room, an owner's lounge, an owner's locker room, wi-fi, & more. It has easy ski access off and on Hunter Mountain. When your not using your share, you can rent it to offset your expenses. It's a Beautiful Retreat & Holiday!

18. 2005-10-19
    soldstatus $145,900

ⓘ 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 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: $24,000
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$21,816
• − Depreciation: −$945
• Taxable loss: −$5,072
• Est. tax savings @ 24.0%: +$1,217
• After-tax cash flow: $-4,334/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: 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

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
• Population (ZIP): 425

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%

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%

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

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

-77.7% since first listed

2 events — show timeline

• 2025-10-31 Listed $32,500 HVCRMLS
• 2005-10-19 Sold (Public Records) $145,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $10,262 · +0.0% YoY. Source: county tax records.