54 Ponderosa Rd · Bloomingburg, NY 12721

$65,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 146 Days on market

Built 1984 Fair condition $59/sqft · 79% below area $1010/mo HOA · 37% of rent

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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
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Back on market as of 5/5/26 buyer could not get financing! Need to ck with HOA for eligibility requirements. Lot rent approximately $1100. Mobile needs some work, buyer needs to be approved by HOA whispering pines. Mobile appraised for $65,000 when purchased.

Key facts

• Back yard
• Kitchen
• Dining area

Tags

• WOOD FIREPLACE
• DECK
• BACK YARD
• DINING AREA
• KITCHEN
• PET FRIENDLY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 3.6% in Bloomingburg — 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 49/100 on livability (#1,175 in NY) — a working-class tenant base; expect higher turnover. Watch: cost of living D+, housing D+, schools F.
• Pine Bush Central School District (rural): math 38% / reading 45% proficiency, ranked #468 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.
• Current owner paid $48k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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.
9. 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.
10. 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: 4.15% ✓
• Cap rate: 18.73%
• Cash-on-cash: 44.43%
• DSCR: 2.98
• GRM: 2.0

CMA / ARV

• ARV (median comp): $315,087
• List price: $65,000
• Delta: -79.37%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 41.9%
• Equity multiple: 2.82×
• Total profit: $33,043
• Equity at exit: $9,692

10-year hold

• IRR: 48.3%
• Equity multiple: 5.76×
• Total profit: $86,720
• Equity at exit: $5,620

Cash invested: $18,200 (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 12721

• Home prices YoY: -2.1%
• Active inventory: 83
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$1,010
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $674

Break-even live

Break-even rent $1,847

Max offer price $65,000

Occupancy floor 70%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 North Rd Bloomingburg, NY	3.0	1.0	1400	$2,700	$1.93	19d	1	0.72mi

HOA detail

• Monthly dues: $1,010 · $12,120/yr

Listing history 8 events

1. 2026-05-07
   status Active 260-char remark

   Show marketing remark (260 chars)

   Back on market as of 5/5/26 buyer could not get financing! Need to ck with HOA for eligibility requirements. Lot rent approximately $1100. Mobile needs some work, buyer needs to be approved by HOA whispering pines. Mobile appraised for $65,000 when purchased.

2. 2026-05-05
   historical 260-char remark

   Show marketing remark (260 chars)

   Back on market as of 5/5/26 buyer could not get financing! Need to ck with HOA for eligibility requirements. Lot rent approximately $1100. Mobile needs some work, buyer needs to be approved by HOA whispering pines. Mobile appraised for $65,000 when purchased.

3. 2026-05-04
   status Active 260-char remark

   Show marketing remark (260 chars)

   Back on market as of 5/5/26 buyer could not get financing! Need to ck with HOA for eligibility requirements. Lot rent approximately $1100. Mobile needs some work, buyer needs to be approved by HOA whispering pines. Mobile appraised for $65,000 when purchased.

4. 2026-05-01
   historical 260-char remark

   Show marketing remark (260 chars)

   Back on market as of 5/5/26 buyer could not get financing! Need to ck with HOA for eligibility requirements. Lot rent approximately $1100. Mobile needs some work, buyer needs to be approved by HOA whispering pines. Mobile appraised for $65,000 when purchased.

5. 2026-02-18
   status Active 260-char remark

   Show marketing remark (260 chars)

   Back on market as of 5/5/26 buyer could not get financing! Need to ck with HOA for eligibility requirements. Lot rent approximately $1100. Mobile needs some work, buyer needs to be approved by HOA whispering pines. Mobile appraised for $65,000 when purchased.

6. 2025-11-22
   listed $65,000 Active 260-char remark

   Show marketing remark (260 chars)

   Back on market as of 5/5/26 buyer could not get financing! Need to ck with HOA for eligibility requirements. Lot rent approximately $1100. Mobile needs some work, buyer needs to be approved by HOA whispering pines. Mobile appraised for $65,000 when purchased.

7. 2025-02-14
   soldstatus $48,000 Closed 666-char remark

   Show marketing remark (666 chars)

   Welcome to Whispering Hills mobile home park where you will find this double wide three bedroom one bath home. Large livingroom the width of the house with a wood fireplace and deck with sliders leading to the back yard along with a dining area and kitchen. House needs a little TLC but worth it considering the price. Lot rent is $1,010 a month less than a mortgage and it covers the garbage, snow plowing, playgground and road maintenance. Community is pet friendly. Renting is allowed with approval from HOA. Maybe a great investment for the right buyer to rent. [email protected]. Additional Information: HeatingFuel:Oil Above Ground,

8. 2024-10-25
   listed $50,000 Active 666-char remark

   Show marketing remark (666 chars)

   Welcome to Whispering Hills mobile home park where you will find this double wide three bedroom one bath home. Large livingroom the width of the house with a wood fireplace and deck with sliders leading to the back yard along with a dining area and kitchen. House needs a little TLC but worth it considering the price. Lot rent is $1,010 a month less than a mortgage and it covers the garbage, snow plowing, playgground and road maintenance. Community is pet friendly. Renting is allowed with approval from HOA. Maybe a great investment for the right buyer to rent. [email protected]. Additional Information: HeatingFuel:Oil Above Ground,

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$12,120
• − Depreciation: −$1,891
• Taxable income: $8,264
• Est. tax owed @ 24.0%: −$1,983
• After-tax cash flow: $6,102/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, including roof and siding replacement, to improve its condition and value.

Repairs flagged

• Major roof — visible wear and tear
• Major exterior siding — visible wear and tear
• Major interior walls — wood paneling and paint wear
• Major windows — visible wear and tear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Rental replace carpet — improves comfort and reduces maintenance
• Both repair roof and siding — essential for structural integrity and long-term value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear and tear	Major	$15,000–50,000
exterior siding · visible wear and tear	Major	$15,000–50,000
interior walls · wood paneling and paint wear	Major	$15,000–50,000
windows · visible wear and tear	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Rental replace carpet — improves comfort and reduces maintenance ↑
• Both repair roof and siding — essential for structural integrity and long-term value ↑

ⓘ 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: Pine Bush Central School District
• NCES district ID: 3623010
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $72,525
• Composite: 37.87/100
• National rank: #4324
• State rank: #468 of 590 in NY

Livability — Bloomingburg

• Score: 49/100
• State rank: #1175
• US rank: #25817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,590

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 14% Hispanic / Latino 13% Black 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 8% Cuban 2% Dominican 2%
• Common ancestry: Romanian 4% Scandinavian 4% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 79% English-only · German/W. Germanic 12% Spanish 5% Other Indo-European 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.80%
• Current HPI: 320.383
• 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

+30.0% since first listed

8 events — show timeline

• 2026-05-07 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-05-04 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-22 Listed $65,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-14 Sold (MLS) $48,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-25 Listed $50,000 OneKey® MLS as Distributed by MLS Grid