751 Milanville Rd · Narrowsburg, NY 18405

$210,000

4 bd · 2.0 ba · 2,080 sqft · Manufactured public records · 6 Days on market

Built 1988 2.01 ac lot

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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 +17.6/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

5 bedroom 3 bath ranch with a detached two car garage and another detached garage for storage. sitting on a 2 acre parcel. the home also has an additional kitchen in the remodeled basement area. Potential for a possible rental unit. In a good location in the beach lake area close to the town of Honesdale and the Narrowsburg area.

Key facts

• Remodeled basement
• Additional kitchen
• Beach lake area

Tags

• DETACHED GARAGE
• REMODELED BASEMENT
• ADDITIONAL KITCHEN
• 2 ACRE PARCEL
• BEACH LAKE AREA

Property features AI

Exterior

• Parking: Detached garage(s); 2-car garage; Driveway (unpaved, private on-site parking)
• Utilities: Private well water; Septic tank sewer; 200+ amp electrical service
• Home design: Manufactured house; Two levels; Used as single-family and multi-family; Property listed as residential single-family residence; Condition ranges from fixer to updated/remodeled
• Construction: Vinyl siding and asphalt construction materials; Aluminum and asphalt roof; Block foundation; Built area includes finished living space above and below grade
• Exterior features: Deck; Rear porch; Storm door(s); Back yard and front yard; Wooded and private lot; Sloped, gentle sloping terrain

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas cooktop
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: Three full bathrooms
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Eat-in kitchen; Bay windows; Double-pane windows; Finished full basement
• Laundry & utility: Laundry room with washer and electric dryer hookups; Main-level and basement laundry access

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (6.2% below list).
• Recommended offer: $197k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 1.7% in Narrowsburg — 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 56/100 on livability (#1,108 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Wayne Highlands SD (town): math 48% / reading 64% proficiency, ranked #115 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (8.9% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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 $155k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $196,988 (6.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.94% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.86×
• Total profit: $109,431
• Equity at exit: $172,859

10-year hold

• IRR: 21.9%
• Equity multiple: 6.29×
• Total profit: $311,010
• Equity at exit: $356,667

Cash invested: $58,800 (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 18405

• Home prices YoY: 2.8%
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,970 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$204 /mo · $2,448/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $163

Break-even live

Break-even rent $1,763

Max offer price $210,000

Occupancy floor 87%

Sensitivity live

Price	-10% $282	-5% $223	+0% $163	+5% $104	+10% $45
Rent	-10% $8	-5% $86	+0% $163	+5% $241	+10% $319
Rate	-1.0pp $269	-0.5pp $217	base $163	+0.5pp $109	+1.0pp $54

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-17
   status $210,000 Pending 6 DOM
2. 2026-06-16
   days on market $210,000 Active 6 DOM
3. 2026-06-15
   days on market $210,000 Active 5 DOM
4. 2026-06-13
   days on market $210,000 Active 3 DOM
5. 2026-06-12
   remarks 331-char remark
6. 2026-06-12
   listed $210,000 Active 2 DOM

ⓘ 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: $2,448 · $204/mo
• Projected year-2 tax: $2,998 · $250/mo
• Expected delta: +$551/yr (+$46/mo · 22.5%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $23,639
• − Mortgage interest: −$11,763
• − Property taxes: −$2,448
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$6,109
• Taxable loss: −$1,514
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $2,325/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: Wayne Highlands SD
• NCES district ID: 4224970
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $46,476
• Composite: 47.36/100
• National rank: #2292
• State rank: #115 of 539 in PA

Livability — Narrowsburg

• Score: 56/100
• State rank: #1108
• US rank: #22694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,611

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 9% Scottish 2% Subsaharan African 2%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.92%
• Current HPI: 333.3408
• 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

+320.0% since first listed

14 events — show timeline

• 2026-06-07 Listed $210,000 PWMLS
• 2025-10-01 Price Changed $210,000 PWMLS
• 2025-09-07 Price Changed $229,000 PWMLS
• 2025-09-07 Price Changed $244,500 PWMLS
• 2025-07-14 Listed $249,900 PWMLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-10-09 Listed $229,000 BRIGHT MLS
• 2024-10-01 Listed $229,000 PWMLS
• 2023-07-10 Sold (Public Records) $155,000 Public Records
• 2023-05-26 Sold (MLS) $155,000 PWMLS
• 2023-05-26 Sold (MLS) $155,000 PWMLS
• 2023-04-14 Listed $169,000 PWMLS
• 2023-04-14 Listed $169,000 PWMLS
• 2001-12-13 Sold (Public Records) $50,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $2,448 · +2.7% YoY. Source: county tax records.