20 Tenth St · Jefferson Heights, NY 12414

$140,000

2 bd · 1.0 ba · 460 sqft · Manufactured public records · 107 Days on market

Built 1965 0.27 ac lot

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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 +25.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Whether you're handy, investing or looking for a budget-friendly place to call home, this one offers potential and space at an affordable price. Located just outside the Village of Catskill, this . 25 acre parcel includes a 1965 single-wide mobile home already connected to municipal water and sewer, plus a detached two car garage. The home features are largely original and while very livable as is, may require updates or replacement depending on buyer preferences. The property allows for renovation, replacement, or new construction, pending local zoning and approvals. The existing garage provides valuable storage and/or workspace.

Key facts

• Connected to sewer
• Valuable storage
• 0.27 acre lot

Tags

• DETACHED TWO CAR GARAGE
• CONNECTED TO MUNICIPAL WATER
• CONNECTED TO SEWER
• VALUABLE STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#860 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, health & safety A, cost of living B; Watch: employment C-, amenities F, commute F.
• Catskill Central School District (town): math 45% / reading 51% proficiency, ranked #429 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Catskill Elementary School (math 47% / reading 47%, grade D-, #1,195 of 2,108 statewide, top 60%, 574 students, 41% FRL); Catskill Middle School (math 17% / reading 37%, grade F, #587 of 729 statewide, top 81%, 303 students, 45% FRL); Catskill Senior High School (math 87% / reading 87%, grade A, #311 of 1,100 statewide, top 30%, 400 students, 38% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Greene County population projected at -22% 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 ~3 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 107 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $15k; list at $140k implies a 833% gain — meaningful room to come down on a strong offer.

Recommended offer $127,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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?
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: 1.12% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.5

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: 31.1%
• Equity multiple: 3.44×
• Total profit: $95,565
• Equity at exit: $126,123

10-year hold

• IRR: 26.9%
• Equity multiple: 7.79×
• Total profit: $266,234
• Equity at exit: $271,989

Cash invested: $39,200 (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 12414

• Home prices YoY: 11.9%
• Active inventory: 105
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $303

Break-even live

Break-even rent $1,177

Max offer price $140,000

Occupancy floor 76%

Sensitivity live

Price	-10% $383	-5% $343	+0% $303	+5% $264	+10% $224
Rent	-10% $180	-5% $242	+0% $303	+5% $365	+10% $427
Rate	-1.0pp $374	-0.5pp $339	base $303	+0.5pp $267	+1.0pp $230

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $140,000 Active 107 DOM
2. 2026-06-19
   days on market $140,000 Active 105 DOM
3. 2026-06-18
   days on market $140,000 Active 104 DOM
4. 2026-06-17
   days on market $140,000 Active 103 DOM
5. 2026-06-16
   days on market $140,000 Active 102 DOM
6. 2026-06-15
   days on market $140,000 Active 101 DOM
7. 2026-06-14
   days on market $140,000 Active 99 DOM
8. 2026-06-12
   days on market $140,000 Active 98 DOM
9. 2026-06-09
   days on market $140,000 Active 95 DOM
10. 2026-06-08
    days on market $140,000 Active 94 DOM
11. 2026-06-07
    days on market $140,000 Active 93 DOM
12. 2026-06-02
    days on market $140,000 Active 88 DOM
13. 2026-06-01
    days on market $140,000 Active 87 DOM
14. 2026-05-31
    days on market $140,000 Active 86 DOM
15. 2026-05-30
    days on market $140,000 Active 85 DOM
16. 2026-05-11
    price $99,900 638-char remark

    Show marketing remark (638 chars)

    Whether you're handy, investing or looking for a budget-friendly place to call home, this one offers potential and space at an affordable price. Located just outside the Village of Catskill, this . 25 acre parcel includes a 1965 single-wide mobile home already connected to municipal water and sewer, plus a detached two car garage. The home features are largely original and while very livable as is, may require updates or replacement depending on buyer preferences. The property allows for renovation, replacement, or new construction, pending local zoning and approvals. The existing garage provides valuable storage and/or workspace.

17. 2026-03-19
    price $119,000 638-char remark

    Show marketing remark (638 chars)

    Whether you're handy, investing or looking for a budget-friendly place to call home, this one offers potential and space at an affordable price. Located just outside the Village of Catskill, this . 25 acre parcel includes a 1965 single-wide mobile home already connected to municipal water and sewer, plus a detached two car garage. The home features are largely original and while very livable as is, may require updates or replacement depending on buyer preferences. The property allows for renovation, replacement, or new construction, pending local zoning and approvals. The existing garage provides valuable storage and/or workspace.

18. 2026-03-05
    listed $140,000 Active 638-char remark

    Show marketing remark (637 chars)

    Whether you're handy, investing or looking for a budget-friendly place to call home, this one offers potential and space at an affordable price. Located just outside the Village of Catskill, this .25 acre parcel includes a 1965 single-wide mobile home already connected to municipal water and sewer, plus a detached two car garage. The home features are largely original and while very livable as is, may require updates or replacement depending on buyer preferences. The property allows for renovation, replacement, or new construction, pending local zoning and approvals. The existing garage provides valuable storage and/or workspace.

19. 2026-03-05
    listed $140,000 Active 637-char remark

    Show marketing remark (637 chars)

    Whether you're handy, investing or looking for a budget-friendly place to call home, this one offers potential and space at an affordable price. Located just outside the Village of Catskill, this .25 acre parcel includes a 1965 single-wide mobile home already connected to municipal water and sewer, plus a detached two car garage. The home features are largely original and while very livable as is, may require updates or replacement depending on buyer preferences. The property allows for renovation, replacement, or new construction, pending local zoning and approvals. The existing garage provides valuable storage and/or workspace.

20. 2003-01-13
    soldstatus $15,000

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$357/yr (+$30/mo · 21.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,736
• − Mortgage interest: −$7,842
• − Property taxes: −$1,652
• − Insurance: −$700
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,073
• Taxable income: $1,472
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $3,286/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: Catskill Central School District
• NCES district ID: 3606720
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 51% ▲ 8.00%
• Median HH income: $44,960
• Composite: 40.63/100
• National rank: #3685
• State rank: #429 of 590 in NY

Livability — Jefferson Heights

• Score: 62/100
• State rank: #860
• US rank: #16594

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greene County · 10,169 people
• Metro: nan
• Population (ZIP): 10,169
• Household income: $73,036
• Rent vs Own: 31.7% rent · 68.3% own
• Severe rent burden: 318.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Scotch-Irish 3% Iranian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, Mexico
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.47%
• Current HPI: 494.3394
• Rent YoY: —
• Metro: nan
• 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

+566.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $99,900 HVCRMLS
• 2026-03-19 Price Changed $119,000 HVCRMLS
• 2026-03-05 Listed $140,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-05 Listed $140,000 HVCRMLS
• 2003-01-13 Sold (Public Records) $15,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,652 · +2.1% YoY. Source: county tax records.