3737 Weaver Hollow Rd · Andes, NY 13731

$229,000

1 bd · 1.0 ba · 672 sqft · Manufactured · 86 Days on market

Built 1970 Poor condition 2.00 ac lot ↓ 8% since listing

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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 +12.4/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Livability +2.9/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

A tiny home with a big Catskills soul. Set on 2 serene acres in Andes, this fully renovated 1970s mobile home has been transformed into a modern, light-filled retreat. Clean lines, thoughtful finishes, and a simplified footprint create an easy, intentional way of living. Outside, a stream quietly runs through the land—your own built-in soundtrack for morning coffee, afternoon naps, and evenings under the stars. This is the kind of place you come to slow down, reset, and stay a little longer than planned.

Key facts

• 2 acre lot
• Built 1970
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $229k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (14.6% below list).
• Recommended offer: $196k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.1% in Andes — 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 57/100 on livability (#1,096 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing B+; Watch: schools D+, crime D+, employment D.
• Margaretville Central School District (rural): math 30% / reading 25% proficiency, ranked #734 of 755 in NY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (6.6% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,516 (14.6% 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 86 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.85% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 2.06×
• Total profit: $68,012
• Equity at exit: $152,976

10-year hold

• IRR: 15.3%
• Equity multiple: 4.17×
• Total profit: $203,483
• Equity at exit: $285,552

Cash invested: $64,120 (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 13731

• Home prices YoY: 1.6%
• Active inventory: 41
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$1,201
• Tax est. 1.5%: −$286 /mo · $3,435/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-104

Break-even live

Break-even rent $2,087

Max offer price $213,886

Occupancy floor —

Sensitivity live

Price	-10% $54	-5% $-25	+0% $-104	+5% $-184	+10% $-263
Rent	-10% $-259	-5% $-182	+0% $-104	+5% $-27	+10% $50
Rate	-1.0pp $11	-0.5pp $-46	base $-104	+0.5pp $-164	+1.0pp $-224

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $229,000 Active 86 DOM
2. 2026-06-21
   days on market $229,000 Active 85 DOM
3. 2026-06-21
   days on market $229,000 Active 84 DOM
4. 2026-06-18
   days on market $229,000 Active 82 DOM
5. 2026-06-17
   days on market $229,000 Active 81 DOM
6. 2026-06-16
   days on market $229,000 Active 80 DOM
7. 2026-06-15
   days on market $229,000 Active 79 DOM
8. 2026-06-13
   days on market $229,000 Active 77 DOM
9. 2026-06-12
   days on market $229,000 Active 76 DOM
10. 2026-06-09
    days on market $229,000 Active 73 DOM
11. 2026-06-08
    days on market $229,000 Active 72 DOM
12. 2026-06-07
    days on market $229,000 Active 71 DOM
13. 2026-06-04
    days on market $229,000 Active 67 DOM
14. 2026-06-02
    days on market $229,000 Active 66 DOM
15. 2026-06-01
    days on market $229,000 Active 65 DOM
16. 2026-05-31
    days on market $229,000 Active 64 DOM
17. 2026-05-17
    price $229,000 515-char remark

    Show marketing remark (515 chars)

    A tiny home with a big Catskills soul. Set on 2 serene acres in Andes, this fully renovated 1970s mobile home has been transformed into a modern, light-filled retreat. Clean lines, thoughtful finishes, and a simplified footprint create an easy, intentional way of living. Outside, a stream quietly runs through the land—your own built-in soundtrack for morning coffee, afternoon naps, and evenings under the stars. This is the kind of place you come to slow down, reset, and stay a little longer than planned.

18. 2026-05-14
    status Active 515-char remark

    Show marketing remark (515 chars)

    A tiny home with a big Catskills soul. Set on 2 serene acres in Andes, this fully renovated 1970s mobile home has been transformed into a modern, light-filled retreat. Clean lines, thoughtful finishes, and a simplified footprint create an easy, intentional way of living. Outside, a stream quietly runs through the land—your own built-in soundtrack for morning coffee, afternoon naps, and evenings under the stars. This is the kind of place you come to slow down, reset, and stay a little longer than planned.

19. 2026-03-17
    status Pending 515-char remark

    Show marketing remark (515 chars)

    A tiny home with a big Catskills soul. Set on 2 serene acres in Andes, this fully renovated 1970s mobile home has been transformed into a modern, light-filled retreat. Clean lines, thoughtful finishes, and a simplified footprint create an easy, intentional way of living. Outside, a stream quietly runs through the land—your own built-in soundtrack for morning coffee, afternoon naps, and evenings under the stars. This is the kind of place you come to slow down, reset, and stay a little longer than planned.

20. 2026-01-29
    listed $249,000 Active 515-char remark

    Show marketing remark (515 chars)

    A tiny home with a big Catskills soul. Set on 2 serene acres in Andes, this fully renovated 1970s mobile home has been transformed into a modern, light-filled retreat. Clean lines, thoughtful finishes, and a simplified footprint create an easy, intentional way of living. Outside, a stream quietly runs through the land—your own built-in soundtrack for morning coffee, afternoon naps, and evenings under the stars. This is the kind of place you come to slow down, reset, and stay a little longer than planned.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $23,462
• − Mortgage interest: −$12,828
• − Property taxes: −$3,435
• − Insurance: −$1,942
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − Depreciation: −$6,662
• Taxable loss: −$5,159
• Est. tax savings @ 24.0%: +$1,238
• After-tax cash flow: $-15/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 · 1 photo

Poor 20/100 Extensive rehab

This mobile home requires extensive renovation and repairs to bring it up to code and modern standards, significantly improving its resale and rental value.

Repairs flagged

• Major kitchen — No photos of kitchen
• Major bath — No photos of bath
• Major roof — No photos of roof
• Major exterior — No photos of exterior
• Major flooring — No photos of flooring
• Major interior walls/paint — No photos of interior walls/paint
• Major windows — No photos of windows
• Major foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both extensive renovation to bring home up to code and modern standards — This would significantly improve the home's marketability and safety
• Both landscaping and curb appeal improvements — Enhanced curb appeal would attract more buyers and renters
• Both HVAC and mechanical upgrades — Modern, efficient systems would improve comfort and energy efficiency
• Both exterior siding and roof repairs — These repairs would address immediate safety concerns and improve the home's appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of kitchen	Major	$15,000–50,000
bath · No photos of bath	Major	$15,000–50,000
roof · No photos of roof	Major	$15,000–50,000
exterior · No photos of exterior	Major	$15,000–50,000
flooring · No photos of flooring	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
windows · No photos of windows	Major	$15,000–50,000
foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both extensive renovation to bring home up to code and modern standards — This would significantly improve the home's marketability and safety ↑
• Both landscaping and curb appeal improvements — Enhanced curb appeal would attract more buyers and renters ↑
• Both HVAC and mechanical upgrades — Modern, efficient systems would improve comfort and energy efficiency ↑
• Both exterior siding and roof repairs — These repairs would address immediate safety concerns and improve the home's appearance ↑

ⓘ 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: Margaretville Central School District
• NCES district ID: 3618510
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $42,369
• Composite: 26.35/100
• National rank: #12675
• State rank: #734 of 755 in NY

Livability — Andes

• Score: 57/100
• State rank: #1096
• US rank: #22324

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,102

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Iranian 4% Italian 4% Romanian 4%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 4% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.62%
• Current HPI: 408.9953
• 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

-8.0% since first listed

4 events — show timeline

• 2026-05-17 Price Changed $229,000 UNYREIS
• 2026-05-14 Relisted — UNYREIS
• 2026-03-17 Pending — UNYREIS
• 2026-01-29 Listed $249,000 UNYREIS