250 County Road 21 · Barryville, NY 12719

$139,000

3 bd · 1.0 ba · 1,272 sqft · Manufactured public records · 224 Days on market

Built 1972 0.70 ac lot ↓ 25% since listing

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home Sweet Home can describe this comfortable manufactured home tucked away on 3/4 of an acre this home features a spacious living room, eat in kitchen with wood cabinets, laundry closet, 3 bedrooms and 2 bathrooms. A great location in between Yulan and Barryville NY close to area amenities including farmers markets, library, the Delaware river for recreation, grocery store, schools and so much more. Within 30 minutes to Bethel Woods for music, Resort World Catskills, area snow skiing and hiking trails as well as Port Jervis commuter trains. Only 2 hours NYC.

Key facts

• Eat in kitchen
• Great location
• Laundry closet

Tags

• SPACIOUS LIVING ROOM
• EAT IN KITCHEN
• LAUNDRY CLOSET
• GREAT LOCATION
• AREA AMENITIES
• DELAWARE RIVER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $139k.

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 ($3k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 2.3% in Barryville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Eldred Central School District (rural): math 33% / reading 50% proficiency, ranked #495 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $122,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 15.79%
• Cash-on-cash: 33.93%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.3%
• Equity multiple: 4.75×
• Total profit: $145,853
• Equity at exit: $125,222

10-year hold

• IRR: 44.0%
• Equity multiple: 10.62×
• Total profit: $374,511
• Equity at exit: $270,046

Cash invested: $38,920 (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 12719

• Home prices YoY: 23.8%
• Active inventory: 33
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,648 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$205 /mo · $2,457/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $1,100

Break-even live

Break-even rent $1,255

Max offer price $139,000

Occupancy floor 53%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $139,000 Active 224 DOM
2. 2026-06-17
   days on market $139,000 Active 223 DOM
3. 2026-06-16
   days on market $139,000 Active 222 DOM
4. 2026-06-15
   days on market $139,000 Active 221 DOM
5. 2026-06-13
   days on market $139,000 Active 219 DOM
6. 2026-06-12
   days on market $139,000 Active 218 DOM
7. 2026-06-09
   days on market $139,000 Active 215 DOM
8. 2026-06-08
   days on market $139,000 Active 214 DOM
9. 2026-06-07
   days on market $139,000 Active 213 DOM
10. 2026-06-07
    days on market $139,000 Active 212 DOM
11. 2026-06-04
    days on market $139,000 Active 209 DOM
12. 2026-06-02
    days on market $139,000 Active 208 DOM
13. 2026-06-01
    days on market $139,000 Active 207 DOM
14. 2026-05-31
    days on market $139,000 Active 206 DOM
15. 2026-04-10
    price $139,000 567-char remark

    Show marketing remark (567 chars)

    Home Sweet Home can describe this comfortable manufactured home tucked away on 3/4 of an acre this home features a spacious living room, eat in kitchen with wood cabinets, laundry closet, 3 bedrooms and 2 bathrooms. A great location in between Yulan and Barryville NY close to area amenities including farmers markets, library, the Delaware river for recreation, grocery store, schools and so much more. Within 30 minutes to Bethel Woods for music, Resort World Catskills, area snow skiing and hiking trails as well as Port Jervis commuter trains. Only 2 hours NYC.

16. 2026-01-17
    price $149,000 567-char remark

    Show marketing remark (567 chars)

    Home Sweet Home can describe this comfortable manufactured home tucked away on 3/4 of an acre this home features a spacious living room, eat in kitchen with wood cabinets, laundry closet, 3 bedrooms and 2 bathrooms. A great location in between Yulan and Barryville NY close to area amenities including farmers markets, library, the Delaware river for recreation, grocery store, schools and so much more. Within 30 minutes to Bethel Woods for music, Resort World Catskills, area snow skiing and hiking trails as well as Port Jervis commuter trains. Only 2 hours NYC.

17. 2025-11-01
    listed $159,000 Active 567-char remark

    Show marketing remark (567 chars)

    Home Sweet Home can describe this comfortable manufactured home tucked away on 3/4 of an acre this home features a spacious living room, eat in kitchen with wood cabinets, laundry closet, 3 bedrooms and 2 bathrooms. A great location in between Yulan and Barryville NY close to area amenities including farmers markets, library, the Delaware river for recreation, grocery store, schools and so much more. Within 30 minutes to Bethel Woods for music, Resort World Catskills, area snow skiing and hiking trails as well as Port Jervis commuter trains. Only 2 hours NYC.

18. 2025-08-05
    historical
19. 2025-02-10
    price $174,000
20. 2025-02-10
    status Active
21. 2025-02-02
    historical
22. 2024-08-04
    listed $185,000 Active

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,457 · $205/mo
• Projected year-2 tax: $2,457 · $205/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $31,779
• − Mortgage interest: −$7,786
• − Property taxes: −$2,457
• − Insurance: −$695
• − Repairs & maintenance: −$2,542
• − Management: −$2,542
• − Depreciation: −$4,044
• Taxable income: $11,712
• Est. tax owed @ 24.0%: −$2,811
• After-tax cash flow: $10,395/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: Eldred Central School District
• NCES district ID: 3610410
• Math proficiency: 33% ▼ -15.00%
• Reading proficiency: 50% ▲ 11.00%
• Median HH income: $52,775
• Composite: 35.94/100
• National rank: #4800
• State rank: #495 of 590 in NY

Livability — Barryville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 892

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Italian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Russian/Polish/Slavic 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: ▲ 77.83%
• Current HPI: 405.292
• 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

-24.9% since first listed

8 events — show timeline

• 2026-04-10 Price Changed $139,000 OneKey® MLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-01 Listed $159,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-02-10 Price Changed $174,000 OneKey® MLS as Distributed by MLS Grid
• 2025-02-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-02-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-08-04 Listed $185,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+0.1%/yr

Latest (2025): $2,457 · +1.8% YoY. Source: county tax records.