2 Mazies Ln #3 · Firthcliffe, NY 12553

$71,000

1 bd · 1.0 ba · 650 sqft · Manufactured · 248 Days on market

Built 1983 Average condition $966/mo HOA · 51% of rent ↓ 4% 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 +17.3/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +5.4/10.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to an exceptional opportunity at 2 Mazies Lane, Lot #3. Located in the desirable Cornwall Park Community, offering a low lot rent of approximately $966. This fee conveniently includes school and property taxes, trash removal, road snow removal, and maintenance making it an ideal choice for those seeking a hassle-free lifestyle. Featuring a brand-new kitchen adorned with elegant granite countertops and modern appliances, complemented by a newer roof that promises durability and peace of mind. Situated in a prime commuter location, this property offers easy access to major highways, making travel to New York City and surrounding areas a breeze. Don't miss out on this opportunity to live in a vibrant neighborhood with all the conveniences you need!

Key facts

• Newer roof
• Modern appliances
• Brand-new kitchen

Tags

• BRAND-NEW KITCHEN
• GRANITE COUNTERTOPS
• MODERN APPLIANCES
• NEWER ROOF
• PRIME COMMUTER LOCATION
• EASY ACCESS TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $71k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $52 ($629/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $71k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.4% in Firthcliffe — 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 74/100 on livability (#292 in NY, #4,743 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Cornwall Central School District (suburban): math 66% / reading 69% proficiency, ranked #133 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Cornwall Middle School (math 52% / reading 62%, grade B, #192 of 729 statewide, top 28%, 895 students, 22% FRL); Cornwall Central High School (math 96% / reading 90%, grade A+, #147 of 1,100 statewide, top 14%, 1,027 students, 20% FRL).
• Market conditions: 170 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $491 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are A-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: 2.69% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-7,544
• Equity at exit: $10,586

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $259
• Equity at exit: $6,139

Cash invested: $19,880 (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 12553

• Home prices YoY: -31.7%
• Active inventory: 170
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$372
• Tax est. 1.5%: −$89 /mo · $1,065/yr
• Insurance: −$30
• HOA: −$966
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $52

Break-even live

Break-even rent $1,844

Max offer price $71,000

Occupancy floor 92%

Sensitivity live

Price	-10% $101	-5% $77	+0% $52	+5% $28	+10% $3
Rent	-10% $-98	-5% $-23	+0% $52	+5% $128	+10% $203
Rate	-1.0pp $88	-0.5pp $70	base $52	+0.5pp $34	+1.0pp $15

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
364 Angola Rd Unit 1 Cornwall, NY	2.0	1.0	700	$1,900	$2.71	25d	1	1.36mi
76 Manor Dr Unit 76 Cornwall, NY	1.0	1.0	700	$1,800	$2.57	45d	1	1.45mi
65 Manor Dr #65 Cornwall, NY	2.0	1.0	750	$1,900	$2.53	45d	1	1.45mi
34 Manor Dr #34 Cornwall, NY	1.0	1.0	700	$1,800	$2.57	45d	1	1.49mi

HOA detail

• Monthly dues: $966 · $11,592/yr
• Likely covers: trashsnow removal

Listing history 24 events

1. 2026-06-21
   days on market $71,000 Active 248 DOM
2. 2026-06-18
   days on market $71,000 Active 245 DOM
3. 2026-06-17
   days on market $71,000 Active 244 DOM
4. 2026-06-16
   days on market $71,000 Active 243 DOM
5. 2026-06-15
   days on market $71,000 Active 242 DOM
6. 2026-06-14
   days on market $71,000 Active 240 DOM
7. 2026-06-10
   days on market $71,000 Active 237 DOM
8. 2026-06-09
   days on market $71,000 Active 236 DOM
9. 2026-06-08
   days on market $71,000 Active 235 DOM
10. 2026-06-07
    days on market $71,000 Active 234 DOM
11. 2026-06-03
    days on market $71,000 Active 230 DOM
12. 2026-06-03
    pricedays on market $71,000 Active 229 DOM
13. 2025-12-29
    price $72,000 763-char remark

    Show marketing remark (763 chars)

    Welcome to an exceptional opportunity at 2 Mazies Lane, Lot #3. Located in the desirable Cornwall Park Community, offering a low lot rent of approximately $966. This fee conveniently includes school and property taxes, trash removal, road snow removal, and maintenance making it an ideal choice for those seeking a hassle-free lifestyle. Featuring a brand-new kitchen adorned with elegant granite countertops and modern appliances, complemented by a newer roof that promises durability and peace of mind. Situated in a prime commuter location, this property offers easy access to major highways, making travel to New York City and surrounding areas a breeze. Don't miss out on this opportunity to live in a vibrant neighborhood with all the conveniences you need!

14. 2025-12-26
    status Active 763-char remark

    Show marketing remark (763 chars)

    Welcome to an exceptional opportunity at 2 Mazies Lane, Lot #3. Located in the desirable Cornwall Park Community, offering a low lot rent of approximately $966. This fee conveniently includes school and property taxes, trash removal, road snow removal, and maintenance making it an ideal choice for those seeking a hassle-free lifestyle. Featuring a brand-new kitchen adorned with elegant granite countertops and modern appliances, complemented by a newer roof that promises durability and peace of mind. Situated in a prime commuter location, this property offers easy access to major highways, making travel to New York City and surrounding areas a breeze. Don't miss out on this opportunity to live in a vibrant neighborhood with all the conveniences you need!

15. 2025-12-02
    historical 763-char remark

    Show marketing remark (763 chars)

    Welcome to an exceptional opportunity at 2 Mazies Lane, Lot #3. Located in the desirable Cornwall Park Community, offering a low lot rent of approximately $966. This fee conveniently includes school and property taxes, trash removal, road snow removal, and maintenance making it an ideal choice for those seeking a hassle-free lifestyle. Featuring a brand-new kitchen adorned with elegant granite countertops and modern appliances, complemented by a newer roof that promises durability and peace of mind. Situated in a prime commuter location, this property offers easy access to major highways, making travel to New York City and surrounding areas a breeze. Don't miss out on this opportunity to live in a vibrant neighborhood with all the conveniences you need!

16. 2025-11-05
    price $74,000 763-char remark

    Show marketing remark (763 chars)

    Welcome to an exceptional opportunity at 2 Mazies Lane, Lot #3. Located in the desirable Cornwall Park Community, offering a low lot rent of approximately $966. This fee conveniently includes school and property taxes, trash removal, road snow removal, and maintenance making it an ideal choice for those seeking a hassle-free lifestyle. Featuring a brand-new kitchen adorned with elegant granite countertops and modern appliances, complemented by a newer roof that promises durability and peace of mind. Situated in a prime commuter location, this property offers easy access to major highways, making travel to New York City and surrounding areas a breeze. Don't miss out on this opportunity to live in a vibrant neighborhood with all the conveniences you need!

17. 2025-09-26
    price $74,500 763-char remark

    Show marketing remark (763 chars)

    Welcome to an exceptional opportunity at 2 Mazies Lane, Lot #3. Located in the desirable Cornwall Park Community, offering a low lot rent of approximately $966. This fee conveniently includes school and property taxes, trash removal, road snow removal, and maintenance making it an ideal choice for those seeking a hassle-free lifestyle. Featuring a brand-new kitchen adorned with elegant granite countertops and modern appliances, complemented by a newer roof that promises durability and peace of mind. Situated in a prime commuter location, this property offers easy access to major highways, making travel to New York City and surrounding areas a breeze. Don't miss out on this opportunity to live in a vibrant neighborhood with all the conveniences you need!

18. 2025-09-16
    listed $75,000 Active 763-char remark

    Show marketing remark (763 chars)

    Welcome to an exceptional opportunity at 2 Mazies Lane, Lot #3. Located in the desirable Cornwall Park Community, offering a low lot rent of approximately $966. This fee conveniently includes school and property taxes, trash removal, road snow removal, and maintenance making it an ideal choice for those seeking a hassle-free lifestyle. Featuring a brand-new kitchen adorned with elegant granite countertops and modern appliances, complemented by a newer roof that promises durability and peace of mind. Situated in a prime commuter location, this property offers easy access to major highways, making travel to New York City and surrounding areas a breeze. Don't miss out on this opportunity to live in a vibrant neighborhood with all the conveniences you need!

19. 2025-08-07
    historical
20. 2025-05-06
    status Active
21. 2025-05-06
    historical
22. 2025-05-05
    status Active
23. 2025-04-10
    status Pending
24. 2025-01-17
    listed $75,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $22,923
• − Mortgage interest: −$3,977
• − Property taxes: −$1,065
• − Insurance: −$355
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − HOA: −$11,592
• − Depreciation: −$2,065
• Taxable income: $201
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $581/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 · 11 photos

Average 55/100 Moderate rehab

This manufactured home requires moderate renovations, including new exterior paint and landscaping, to improve its curb appeal and resale value.

Repairs flagged

• Major Landscaping — Needs significant work to improve curb appeal.
• Major Exterior painting — Needs fresh paint to improve appearance.
• Minor Bathroom fixtures — Some minor updates needed for fixtures.

Value-add opportunities

• Both New exterior paint — Improves curb appeal and resale value.
• Both Landscaping — Enhances curb appeal and rental value.
• Resale Bathroom fixtures — Freshens up the bathroom and improves resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Needs significant work to improve curb appeal.	Major	$15,000–50,000
Exterior painting · Needs fresh paint to improve appearance.	Major	$15,000–50,000
Bathroom fixtures · Some minor updates needed for fixtures.	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both New exterior paint — Improves curb appeal and resale value. ↑
• Both Landscaping — Enhances curb appeal and rental value. ↑
• Resale Bathroom fixtures — Freshens up the bathroom and improves resale 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: Cornwall Central School District
• NCES district ID: 3608430
• Math proficiency: 66% ▼ -11.00%
• Reading proficiency: 69% ▼ -5.00%
• Median HH income: $88,331
• Composite: 60.96/100
• National rank: #805
• State rank: #133 of 590 in NY

Livability — Firthcliffe

• Score: 74/100
• State rank: #292
• US rank: #4743

Category grades

Amenities F Commute F Cost of living F Crime B- Employment A+ Housing A+ Health & safety A+ 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): 27,384
• Household income: $92,757
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 960.0

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 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 27% Black 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 14% Dominican 5%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 1%
• Foreign-born: 14% · Canada, China, Vietnam
• Languages at home: 76% English-only · Spanish 16% Other Indo-European 2% Chinese 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: ▼ -145.96%
• Current HPI: 314.8506
• Rent YoY: —
• 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

-4.0% since first listed

12 events — show timeline

• 2025-12-29 Price Changed $72,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-26 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $74,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $74,500 OneKey® MLS as Distributed by MLS Grid
• 2025-09-16 Listed $75,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-06 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-05 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-10 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-01-17 Listed $75,000 OneKey® MLS as Distributed by MLS Grid