31 N Mountainview Mhp · Stony Point, NY 10980

$119,900

2 bd · 1.0 ba · 960 sqft · Manufactured · 73 Days on market

Built 2000 Average condition $125/sqft · 11% below area Est $135k · 11% under

---

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
• ARV discount +12.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You’re going to love this affordable and surprisingly spacious two-bedroom ranch-style manufactured home in the desirable Mountainview Mobile Home Park in Stony Point! This easy living home for owner occupants only (Sorry, strict no rental policy) features an appealing open floor plan and a wonderful sunroom addition (8' x 15') , along with a private deck and patio—perfect for relaxing or entertaining. There’s also convenient off-street parking for two cars just steps from the front door, plus additional visitor parking. Inside, you’ll find a bright, spacious living room with vaulted ceilings, crown molding, and a ceiling light fan, flowing seamlessly into a large eat in kitchen. The kitchen offers ample oak cabinetry, generous counter space, a refrigerator and gas range, and room to add a dishwasher. Both bedrooms are generously sized with vaulted ceilings, ceiling light fans, and plenty of closet space. The full bathroom includes a shower/tub combination. The cheerful sunroom provides versatile extra space—ideal for a home office, lounge, or entertainment area—while the outdoor shed adds convenient storage. Recent updates include a new washer and dryer (2025), central air (2021), water heater (2021), patio (2021), and sunroom addition (2008). Located in the North Rockland School District, this home also offers easy access to the Palisades Parkway and Route 9W, with plenty of nearby shopping and amenities. The low monthly lot rent of $1,222.15 includes water, garbage, recycling, and road maintenance. This is a 2000 Skyline 14X60 plus 8x15 sunroom manufactured home. *** Please note - PARK RULES AND APPROVAL require the following - MUST BE OWNER OCCUPIED - ABSOLUTELY NO RENTALS. No commerical vehicles. One dog under 25 pounds is ok. Everyone over 18 must have a ss#, a minimum 650 credit score, verifiable income, background and credit check *** A "chattel mortgage" (mobile home) is required - sorry, a standard mortgage won't work. Don't wait!!!

Key facts

• Private deck
• Outdoor shed
• Sunroom addition

Tags

• SUNROOM ADDITION
• PRIVATE DECK
• OUTDOOR SHED
• OFF-STREET PARKING
• EASY ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 2.6% in Stony Point — 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 70/100 on livability (#450 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 429 units permitted in Rockland County in 2024 (231 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rockland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.06% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.12%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $135,000
• List price: $119,900
• Delta: -11.19%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Mountain View Trailer Park	0.06mi	2/1.0	896 (-7%)	14mo	$117,000	$131	74
17 Sheldon St	0.74mi	3/2.0 (+1)	1,056 (+10%)	9mo	$135,000	$128	32

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: 36.5%
• Equity multiple: 2.55×
• Total profit: $52,093
• Equity at exit: $17,877

10-year hold

• IRR: 43.2%
• Equity multiple: 5.10×
• Total profit: $137,562
• Equity at exit: $10,367

Cash invested: $33,572 (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 10980

• Active inventory: 89
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,470 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $1,122

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 50%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Quelch Ave Stony Point, NY	2.0	1.0	1020	$2,100	$2.06	43d	1	0.13mi
19 Lee Ave Unit 3 Stony Point, NY	2.0	1.0	1000	$2,850	$2.85	43d	1	0.45mi
19 Lee Ave Unit 2 Stony Point, NY	2.0	2.0	1000	$2,950	$2.95	43d	1	0.45mi
72 Benson St Unit 4 West Haverstraw, NY	2.0	1.0	825	$2,500	$3.03	13d	1	1.02mi
11 Brush Ct Garnerville, NY	2.0	1.0	1100	$2,500	$2.27	7d	1	1.02mi
31 N Wayne Ave West Haverstraw, NY	3.0	2.0	1080	$3,400	$3.15	24d	1	1.17mi

Listing history 14 events

1. 2026-06-18
   days on market $119,900 Active 73 DOM
2. 2026-06-17
   days on market $119,900 Active 72 DOM
3. 2026-06-16
   days on market $119,900 Active 71 DOM
4. 2026-06-15
   days on market $119,900 Active 70 DOM
5. 2026-06-13
   days on market $119,900 Active 68 DOM
6. 2026-06-10
   days on market $119,900 Active 64 DOM
7. 2026-06-08
   days on market $119,900 Active 63 DOM
8. 2026-06-07
   days on market $119,900 Active 62 DOM
9. 2026-06-04
   days on market $119,900 Active 59 DOM
10. 2026-06-03
    days on market $119,900 Active 58 DOM
11. 2026-06-02
    days on market $119,900 Active 57 DOM
12. 2026-06-01
    days on market $119,900 Active 56 DOM
13. 2026-05-31
    days on market $119,900 Active 55 DOM
14. 2026-04-06
    listed $119,900 Active 2034-char remark

    Show marketing remark (2034 chars)

    You’re going to love this affordable and surprisingly spacious two-bedroom ranch-style manufactured home in the desirable Mountainview Mobile Home Park in Stony Point! This easy living home for owner occupants only (Sorry, strict no rental policy) features an appealing open floor plan and a wonderful sunroom addition (8' x 15') , along with a private deck and patio—perfect for relaxing or entertaining. There’s also convenient off-street parking for two cars just steps from the front door, plus additional visitor parking. Inside, you’ll find a bright, spacious living room with vaulted ceilings, crown molding, and a ceiling light fan, flowing seamlessly into a large eat in kitchen. The kitchen offers ample oak cabinetry, generous counter space, a refrigerator and gas range, and room to add a dishwasher. Both bedrooms are generously sized with vaulted ceilings, ceiling light fans, and plenty of closet space. The full bathroom includes a shower/tub combination. The cheerful sunroom provides versatile extra space—ideal for a home office, lounge, or entertainment area—while the outdoor shed adds convenient storage. Recent updates include a new washer and dryer (2025), central air (2021), water heater (2021), patio (2021), and sunroom addition (2008). Located in the North Rockland School District, this home also offers easy access to the Palisades Parkway and Route 9W, with plenty of nearby shopping and amenities. The low monthly lot rent of $1,222.15 includes water, garbage, recycling, and road maintenance. This is a 2000 Skyline 14X60 plus 8x15 sunroom manufactured home. *** Please note - PARK RULES AND APPROVAL require the following - MUST BE OWNER OCCUPIED - ABSOLUTELY NO RENTALS. No commerical vehicles. One dog under 25 pounds is ok. Everyone over 18 must have a ss#, a minimum 650 credit score, verifiable income, background and credit check *** A "chattel mortgage" (mobile home) is required - sorry, a standard mortgage won't work. Don't wait!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,635
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − Depreciation: −$3,488
• Taxable income: $12,291
• Est. tax owed @ 24.0%: −$2,950
• After-tax cash flow: $10,519/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

Average 55/100 Cosmetic rehab

This affordable two-bedroom manufactured home in Stony Point is in average condition with cosmetic repairs needed. Updates to paint, flooring, and exterior siding would significantly enhance its value and curb appeal.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and fixtures — Signs of wear

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn hardwood floors — New flooring improves aesthetics and value
• Both Clean countertops — Clean counters make the kitchen appear more inviting
• Both Trim exterior siding — Fresh siding enhances curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and fixtures · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn hardwood floors — New flooring improves aesthetics and value ↑
• Both Clean countertops — Clean counters make the kitchen appear more inviting ↑
• Both Trim exterior siding — Fresh siding enhances curb appeal and 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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Stony Point

• Score: 70/100
• State rank: #450
• US rank: #7882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Point, NY
• Population (ZIP): 13,793

Population outlook (Rockland County) Hauer SSP2

• Today (2025): 339,642 people
• By 2030: 345,987 · +1.9%
• By 2040: 357,178 · +5.2%
• By 2050: 362,456 · +6.7%
• By 2075: 367,281 · +8.1%
• By 2100: 328,211 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 22% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 8%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 1%

Political lean MEDSL · Rockland

• 2024 margin: R (+11.8) · D 44.1% · R 55.9%
• 2008→2024 swing: -17.7pp toward R · 2008: 5.9pp · 2024: -11.8pp
• All cycles: 2024: R+11.8 2020: D+1.7 2016: D+5.1 2012: D+6.6 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -459.52%
• Current HPI: 243.4467
• 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

1 event — show timeline

• 2026-04-06 Listed $119,900 OneKey® MLS as Distributed by MLS Grid