165 Lattintown Rd #60 · Marlboro, NY 12550

$94,000

2 bd · 1.0 ba · 924 sqft · Manufactured · 8 Days on market

Built 1980 Good condition 34 ac lot $102/sqft · 32% below area Est $138k · 32% under $965/mo HOA · 47% of rent ↓ 22% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• 1% rule +10.0/10.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to easy, affordable living in this beautifully maintained, move-in-ready home that blends comfort, efficiency, and convenience. With a monthly lot rent of just $965—including water, garbage removal, road plowing, a community mailbox, and pet-friendly policies—you’ll enjoy worry-free living with key services already covered. This home features three energy-efficient mini-split systems that deliver year-round comfort with both heating and cooling, along with a propane stove and supplemental propane heating for cozy, reliable warmth during colder months. One of the standout features is the enclosed front porch, which can be transformed into a three-season room—perfect for morning coffee, relaxing evenings, or entertaining guests. The home also includes newer appliances (just two years old), offering modern convenience and added peace of mind from day one. Whether you’re downsizing, buying your first home, or looking for a low-maintenance lifestyle, this property offers incredible value, comfort, and move-in-ready ease. Don’t miss your opportunity to make it yours.

Key facts

• Huge storage shed
• Pet-friendly
• Three-season room

Tags

• NEWER APPLIANCES
• IN-UNIT WASHER AND DRYER
• THREE-SEASON ROOM
• HUGE STORAGE SHED
• DEDICATED PARKING
• PET-FRIENDLY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $88k (6.4% below list).
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $88k (6.4% below list) — sets the bar for cash-flow.
• Cap rate 6.6% vs local median 3.0% in Marlboro — 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 72/100 on livability (#347 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute D-.
• Marlboro Central School District (suburban): math 43% / reading 55% proficiency, ranked #366 of 590 in NY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 383 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 47% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,966 (6.4% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.21% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 3.8

CMA / ARV

• ARV (median comp): $137,655
• List price: $94,000
• Delta: -29.53%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Lattintown Rd #52	0.22mi	2/2.0	1,024 (+11%)	10mo	$125,000	$122	60

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 · 0.63% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.16×
• Total profit: $-22,057
• Equity at exit: $14,016

10-year hold

• IRR: -70.0%
• Equity multiple: -0.48×
• Total profit: $-38,841
• Equity at exit: $8,127

Cash invested: $26,320 (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 12550

• Home prices YoY: -33.3%
• Rents YoY: 0.6%
• Active inventory: 383
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$965
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-42

Break-even live

Break-even rent $2,128

Max offer price $87,966

Occupancy floor 97%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Parr Lake Dr Unit 18E Newburgh, NY	1.0	1.0	742	$1,700	$2.29	43d	1	0.93mi
1008 McIntosh Pl Unit 10H Newburgh, NY	2.0	1.0	1000	$2,000	$2.00	43d	1	1.22mi
1 Kayla Ct Newburgh, NY	2.0	2.5	1121	$3,050	$2.72	14d	3	1.25mi
78 Holmes Rd Unit 1 Newburgh, NY	1.0	1.0	650	$1,850	$2.85	43d	1	1.33mi

HOA detail

• Monthly dues: $965 · $11,580/yr
• Likely covers: watertrash

Listing history 15 events

1. 2026-06-18
   days on market $94,000 Active 8 DOM
2. 2026-06-17
   days on market $94,000 Active 7 DOM
3. 2026-06-16
   days on market $94,000 Active 6 DOM
4. 2026-06-15
   days on market $94,000 Active 5 DOM
5. 2026-06-14
   days on market $94,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on marketlisting id $94,000 Active 2 DOM
8. 2026-06-01
   days on market $97,000 Active 193 DOM
9. 2026-05-31
   days on market $97,000 Active 192 DOM
10. 2026-05-30
    days on market $97,000 Active 191 DOM
11. 2026-05-15
    price $97,000 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to easy, affordable living in this beautifully maintained, move-in-ready home that blends comfort, efficiency, and convenience. With a monthly lot rent of just $965—including water, garbage removal, road plowing, a community mailbox, and pet-friendly policies—you’ll enjoy worry-free living with key services already covered. This home features three energy-efficient mini-split systems that deliver year-round comfort with both heating and cooling, along with a propane stove and supplemental propane heating for cozy, reliable warmth during colder months. One of the standout features is the enclosed front porch, which can be transformed into a three-season room—perfect for morning coffee, relaxing evenings, or entertaining guests. The home also includes newer appliances (just two years old), offering modern convenience and added peace of mind from day one. Whether you’re downsizing, buying your first home, or looking for a low-maintenance lifestyle, this property offers incredible value, comfort, and move-in-ready ease. Don’t miss your opportunity to make it yours.

12. 2026-05-01
    price $104,000 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to easy, affordable living in this beautifully maintained, move-in-ready home that blends comfort, efficiency, and convenience. With a monthly lot rent of just $965—including water, garbage removal, road plowing, a community mailbox, and pet-friendly policies—you’ll enjoy worry-free living with key services already covered. This home features three energy-efficient mini-split systems that deliver year-round comfort with both heating and cooling, along with a propane stove and supplemental propane heating for cozy, reliable warmth during colder months. One of the standout features is the enclosed front porch, which can be transformed into a three-season room—perfect for morning coffee, relaxing evenings, or entertaining guests. The home also includes newer appliances (just two years old), offering modern convenience and added peace of mind from day one. Whether you’re downsizing, buying your first home, or looking for a low-maintenance lifestyle, this property offers incredible value, comfort, and move-in-ready ease. Don’t miss your opportunity to make it yours.

13. 2026-04-12
    price $109,000 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to easy, affordable living in this beautifully maintained, move-in-ready home that blends comfort, efficiency, and convenience. With a monthly lot rent of just $965—including water, garbage removal, road plowing, a community mailbox, and pet-friendly policies—you’ll enjoy worry-free living with key services already covered. This home features three energy-efficient mini-split systems that deliver year-round comfort with both heating and cooling, along with a propane stove and supplemental propane heating for cozy, reliable warmth during colder months. One of the standout features is the enclosed front porch, which can be transformed into a three-season room—perfect for morning coffee, relaxing evenings, or entertaining guests. The home also includes newer appliances (just two years old), offering modern convenience and added peace of mind from day one. Whether you’re downsizing, buying your first home, or looking for a low-maintenance lifestyle, this property offers incredible value, comfort, and move-in-ready ease. Don’t miss your opportunity to make it yours.

14. 2025-12-31
    price $119,000 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to easy, affordable living in this beautifully maintained, move-in-ready home that blends comfort, efficiency, and convenience. With a monthly lot rent of just $965—including water, garbage removal, road plowing, a community mailbox, and pet-friendly policies—you’ll enjoy worry-free living with key services already covered. This home features three energy-efficient mini-split systems that deliver year-round comfort with both heating and cooling, along with a propane stove and supplemental propane heating for cozy, reliable warmth during colder months. One of the standout features is the enclosed front porch, which can be transformed into a three-season room—perfect for morning coffee, relaxing evenings, or entertaining guests. The home also includes newer appliances (just two years old), offering modern convenience and added peace of mind from day one. Whether you’re downsizing, buying your first home, or looking for a low-maintenance lifestyle, this property offers incredible value, comfort, and move-in-ready ease. Don’t miss your opportunity to make it yours.

15. 2025-11-20
    listed $125,000 Active 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to easy, affordable living in this beautifully maintained, move-in-ready home that blends comfort, efficiency, and convenience. With a monthly lot rent of just $965—including water, garbage removal, road plowing, a community mailbox, and pet-friendly policies—you’ll enjoy worry-free living with key services already covered. This home features three energy-efficient mini-split systems that deliver year-round comfort with both heating and cooling, along with a propane stove and supplemental propane heating for cozy, reliable warmth during colder months. One of the standout features is the enclosed front porch, which can be transformed into a three-season room—perfect for morning coffee, relaxing evenings, or entertaining guests. The home also includes newer appliances (just two years old), offering modern convenience and added peace of mind from day one. Whether you’re downsizing, buying your first home, or looking for a low-maintenance lifestyle, this property offers incredible value, comfort, and move-in-ready ease. Don’t miss your opportunity to make it yours.

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $24,902
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$1,268
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$11,580
• − Depreciation: −$2,735
• Taxable loss: −$1,340
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $-179/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready manufactured home offers a good condition with minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances overall appeal and could attract more buyers
• Resale Replace old appliances with energy-efficient models — Improves energy efficiency and reduces utility costs

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances overall appeal and could attract more buyers ↑
• Resale Replace old appliances with energy-efficient models — Improves energy efficiency and reduces utility costs ↑

ⓘ 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: Marlboro Central School District
• NCES district ID: 3618570
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $68,737
• Composite: 43.7/100
• National rank: #2953
• State rank: #366 of 590 in NY

Livability — Marlboro

• Score: 72/100
• State rank: #347
• US rank: #5847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Orange County · 267,004 people
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 55,152
• Household income: $85,697
• Rent vs Own: 44.2% rent · 55.8% own
• Severe rent burden: 2412.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 39% White 36% Black 20% Two or more races 12% Asian 2%
• Hispanic origin (detail): Mexican 14% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 18% · Canada, Dominican Republic
• Languages at home: 64% English-only · Spanish 30% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -151.93%
• Current HPI: 304.1046
• Rent YoY: ▲ 0.63%
• 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

-22.4% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $97,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $104,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $109,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-20 Listed $125,000 OneKey® MLS as Distributed by MLS Grid