3 North Mountainview Mhp · Stony Point, NY 10980

$174,900

2 bd · 2.0 ba · 896 sqft · Manufactured · 37 Days on market

Built 2017 Good condition $195/sqft · 26% above area Est $139k · 26% over ↓ 7% since listing

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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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

* MOTIVATED SELLER!!! * This 9 year old 2 bedroom / 2 bath mobile home must be seen to be believed! In immaculate condition in the very desirable Mountainview mobile home park in Stony Point. Remember a 9 year old home means all appliances, central a/c, washer/dryer and the roof are only 9 years old also!!! Large primary bedroom with huge closet and en suite bathroom. Second bedroom is 10 x 10 with big window and another big closet. Ceiling fans in both bedrooms and the living room. Lots of big windows for lots of natural light. Great open floor plan with a ton of cabinets and counter space. Stainless steel appliances. Large covered deck with scenic views. Convenient coat closet. Big shed

Key facts

• Big shed
• Easy access storage
• Large covered deck

Tags

• MOUNTAINVIEW MOBILE HOME PARK
• LARGE COVERED DECK
• SCENIC VIEWS
• BIG SHED
• EASY ACCESS STORAGE

Property features AI

Exterior

• Parking: Driveway parking; 2 parking spaces; 2-car garage
• Utilities: Public sewer; Water connected; Electricity connected; Natural gas connected; Cable connected; Electric service by Orange & Rockland
• Home design: Manufactured home (single wide); One level; Living area recorded from plans
• Construction: Vinyl siding; No basement; No attic
• Exterior features: Rain gutters; Shed(s)

Interior

• Kitchen: Dishwasher; Gas oven; Exhaust fan; Refrigerator; Stainless steel appliances
• Bedrooms: Includes a first-floor bedroom
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Natural gas heating
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Open floor plan; Primary bathroom; Recessed lighting; Washer/dryer hookup; Storm door(s); Blinds; Covered patio/deck
• Laundry & utility: Laundry room; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.9% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Thiells Elementary School (math 37% / reading 52%, grade F, #1,277 of 2,108 statewide, top 64%, 645 students, 18% FRL); Fieldstone Middle School (math 18% / reading 46%, grade F, #511 of 729 statewide, top 71%, 1,247 students, 0% FRL); North Rockland High School (math 86% / reading 67%, grade A-, #612 of 1,100 statewide, top 56%, 2,687 students, 0% FRL) — zoned schools average 6% FRL vs 40% district-wide (34 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 11.90%
• Cash-on-cash: 20.03%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $138,560
• List price: $174,900
• Delta: 26.23%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Mountain View Trailer Park	0.04mi	2/1.0	896 (0%)	14mo	$117,000	$131	82

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: 12.2%
• Equity multiple: 1.48×
• Total profit: $23,748
• Equity at exit: $26,078

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $87,859
• Equity at exit: $15,122

Cash invested: $48,972 (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: 90
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,564 high
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $817

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 63%

Sensitivity live

Price	-10% $938	-5% $878	+0% $817	+5% $757	+10% $696
Rent	-10% $615	-5% $716	+0% $817	+5% $919	+10% $1,020
Rate	-1.0pp $905	-0.5pp $862	base $817	+0.5pp $772	+1.0pp $726

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	45d	1	0.19mi
19 Lee Ave Unit 2 Stony Point, NY	2.0	2.0	1000	$2,950	$2.95	45d	1	0.51mi
19 Lee Ave Unit 3 Stony Point, NY	2.0	1.0	1000	$2,850	$2.85	45d	1	0.51mi
11 Brush Ct Garnerville, NY	2.0	1.0	1100	$2,500	$2.27	8d	1	0.95mi
72 Benson St Unit 4 West Haverstraw, NY	2.0	1.0	825	$2,500	$3.03	14d	1	0.96mi
31 N Wayne Ave West Haverstraw, NY	3.0	2.0	1080	$3,400	$3.15	26d	1	1.12mi
1 Kensington Cir Haverstraw, NY	1.0–2.0	1.0	1017	$2,975	$2.92	0d	3	1.45mi
42 Peck St West Haverstraw, NY	2.0	2.0	1000	$2,950	$2.95	45d	1	1.49mi

Listing history 16 events

1. 2026-06-21
   days on market $174,900 Active 37 DOM
2. 2026-06-18
   days on market $174,900 Active 34 DOM
3. 2026-06-17
   pricedays on market $174,900 Active 33 DOM
4. 2026-06-16
   days on market $179,900 Active 32 DOM
5. 2026-06-15
   days on market $179,900 Active 31 DOM
6. 2026-06-13
   days on market $179,900 Active 29 DOM
7. 2026-06-10
   days on market $179,900 Active 25 DOM
8. 2026-06-08
   days on market $179,900 Active 24 DOM
9. 2026-06-07
   days on market $179,900 Active 23 DOM
10. 2026-06-04
    days on market $179,900 Active 20 DOM
11. 2026-06-03
    days on market $179,900 Active 19 DOM
12. 2026-06-02
    days on market $179,900 Active 18 DOM
13. 2026-06-01
    days on market $179,900 Active 17 DOM
14. 2026-06-01
    price $179,900 Active 16 DOM
15. 2026-05-31
    days on market $187,900 Active 16 DOM
16. 2026-05-15
    listed $187,900 Active 1391-char remark

ⓘ 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: $30,774
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,462
• − Management: −$2,462
• − Depreciation: −$5,088
• Taxable income: $7,467
• Est. tax owed @ 24.0%: −$1,792
• After-tax cash flow: $8,015/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 · 21 photos

Good 80/100 Cosmetic rehab

This 9-year-old mobile home in Mountainview MHP is in excellent condition with modern updates and a good curb appeal. It's move-in ready and would be a great investment.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace ceiling fans — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace ceiling fans — Improves comfort and energy efficiency ↑

ⓘ 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

-6.9% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $174,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-31 Price Changed $179,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-15 Listed $187,900 OneKey® MLS as Distributed by MLS Grid