32 Abraham Joseph Cir · Unionville, NY 10940

$99,888

3 bd · 2.0 ba · 1,599 sqft · Manufactured · 81 Days on market

Built 1983 Fair condition $140/mo HOA · 5% of rent ↓ 17% 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
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +4.6/5.0
• Livability +3.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGENTS - APPROVED IN ADVANCE - YOU DO NOT NEED TO BE A MEMBER OF SHOWINGTIME OR MLS TO SCHEDULE SHOWS * * * Move right in to a quiet place, a mobile/manufactured home. This lovely 3 Bedroom 2 Bath home in the Minisink school district, with vaulted ceilings, a large deck, Hardwood floors, and parking off the street. HOA maintenance fees are $780 per month, which includes water, sewer, garbage removal, taxes, and maintenance of main roads. " Main roads, 20 minutes to the Galleria Mall Supermarkets and more, 5 min to school and highways

Key facts

• Built 1983
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 2.0% in Unionville — 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 65/100 on livability (#671 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living C-, crime D, schools F.
• Minisink Valley Central School District (rural): math 51% / reading 59% proficiency, ranked #254 of 590 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.2%/yr); 273 active listings in the ZIP; solid renter incomes; 1,746 units permitted in Orange County in 2024 (1,265 in 5+ unit buildings).
• This rent runs 37% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $93,894 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. 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: 2.71% ✓
• Cap rate: 22.02%
• Cash-on-cash: 56.17%
• DSCR: 3.50
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 60.5%
• Equity multiple: 3.92×
• Total profit: $81,633
• Equity at exit: $14,894

10-year hold

• IRR: 67.1%
• Equity multiple: 9.73×
• Total profit: $244,105
• Equity at exit: $8,636

Cash invested: $27,969 (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 10940

• Home prices YoY: -18.7%
• Rents YoY: 8.2%
• Active inventory: 273
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,708 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$140
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $1,309

Break-even live

Break-even rent $1,051

Max offer price $99,888

Occupancy floor 47%

Sensitivity live

Price	-10% $1,378	-5% $1,344	+0% $1,309	+5% $1,275	+10% $1,240
Rent	-10% $1,095	-5% $1,202	+0% $1,309	+5% $1,416	+10% $1,523
Rate	-1.0pp $1,359	-0.5pp $1,335	base $1,309	+0.5pp $1,283	+1.0pp $1,257

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: $24,972
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $140 · $1,680/yr
• Likely covers: watersewertrash

Listing history 15 events

1. 2026-06-10
   days on market $99,888 Active 81 DOM
2. 2026-06-09
   days on market $99,888 Active 80 DOM
3. 2026-06-08
   days on market $99,888 Active 79 DOM
4. 2026-06-07
   days on market $99,888 Active 78 DOM
5. 2026-06-03
   days on market $99,888 Active 74 DOM
6. 2026-06-02
   days on market $99,888 Active 73 DOM
7. 2026-06-01
   days on market $99,888 Active 72 DOM
8. 2026-05-31
   days on market $99,888 Active 71 DOM
9. 2026-05-30
   days on market $99,888 Active 70 DOM
10. 2026-05-05
    historical
11. 2026-04-13
    price $99,888

    Show marketing remark (550 chars)

    AGENTS - APPROVED IN ADVANCE - YOU DO NOT NEED TO BE A MEMBER OF SHOWINGTIME OR MLS TO SCHEDULE SHOWS * * * Move right in to a quiet place, a mobile/manufactured home. This lovely 3 Bedroom 2 Bath home in the Minisink school district, with vaulted ceilings, a large deck, Hardwood floors, and parking off the street. HOA maintenance fees are $780 per month, which includes water, sewer, garbage removal, taxes, and maintenance of main roads. " Main roads, 20 minutes to the Galleria Mall Supermarkets and more, 5 min to school and highways

12. 2026-04-13
    price $99,888 550-char remark

    Show marketing remark (550 chars)

    AGENTS - APPROVED IN ADVANCE - YOU DO NOT NEED TO BE A MEMBER OF SHOWINGTIME OR MLS TO SCHEDULE SHOWS * * * Move right in to a quiet place, a mobile/manufactured home. This lovely 3 Bedroom 2 Bath home in the Minisink school district, with vaulted ceilings, a large deck, Hardwood floors, and parking off the street. HOA maintenance fees are $780 per month, which includes water, sewer, garbage removal, taxes, and maintenance of main roads. " Main roads, 20 minutes to the Galleria Mall Supermarkets and more, 5 min to school and highways

13. 2026-04-13
    price $99,000

    Show marketing remark (550 chars)

    AGENTS - APPROVED IN ADVANCE - YOU DO NOT NEED TO BE A MEMBER OF SHOWINGTIME OR MLS TO SCHEDULE SHOWS * * * Move right in to a quiet place, a mobile/manufactured home. This lovely 3 Bedroom 2 Bath home in the Minisink school district, with vaulted ceilings, a large deck, Hardwood floors, and parking off the street. HOA maintenance fees are $780 per month, which includes water, sewer, garbage removal, taxes, and maintenance of main roads. " Main roads, 20 minutes to the Galleria Mall Supermarkets and more, 5 min to school and highways

14. 2026-03-21
    listed $119,888 Active 550-char remark

    Show marketing remark (550 chars)

    AGENTS - APPROVED IN ADVANCE - YOU DO NOT NEED TO BE A MEMBER OF SHOWINGTIME OR MLS TO SCHEDULE SHOWS * * * Move right in to a quiet place, a mobile/manufactured home. This lovely 3 Bedroom 2 Bath home in the Minisink school district, with vaulted ceilings, a large deck, Hardwood floors, and parking off the street. HOA maintenance fees are $780 per month, which includes water, sewer, garbage removal, taxes, and maintenance of main roads. " Main roads, 20 minutes to the Galleria Mall Supermarkets and more, 5 min to school and highways

15. 2026-03-20
    listed $119,888 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 3/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $32,498
• − Mortgage interest: −$5,595
• − Property taxes: −$1,498
• − Insurance: −$499
• − Repairs & maintenance: −$2,600
• − Management: −$2,600
• − HOA: −$1,680
• − Depreciation: −$2,906
• Taxable income: $15,119
• Est. tax owed @ 24.0%: −$3,629
• After-tax cash flow: $12,081/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations, including repairs to the siding, windows, and HVAC, as well as landscaping to enhance curb appeal and resale value.

Repairs flagged

• Major siding — Significant wear and tear
• Major windows — Visible damage
• Major HVAC/mechanicals — No photos, but typically needs replacement

Value-add opportunities

• Both landscaping and curb appeal — Improves curb appeal and resale value
• Both HVAC replacement — Enhances comfort and energy efficiency
• Both siding and window repairs — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
windows · Visible damage	Major	$15,000–50,000
HVAC/mechanicals · No photos, but typically needs replacement	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Improves curb appeal and resale value ↑
• Both HVAC replacement — Enhances comfort and energy efficiency ↑
• Both siding and window repairs — Improves aesthetics 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: Minisink Valley Central School District
• NCES district ID: 3619560
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 59% ▲ 5.00%
• Median HH income: $84,292
• Composite: 50.18/100
• National rank: #1897
• State rank: #254 of 590 in NY

Livability — Unionville

• Score: 65/100
• State rank: #671
• US rank: #12559

Category grades

Amenities F Commute F Cost of living C- Crime D 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
• City population: 684
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 53,611
• Household income: $87,080
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1846.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 39% Hispanic / Latino 32% Black 20% Two or more races 13% Asian 4% Native American 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 13% Dominican 3%
• Common ancestry: Romanian 3% Italian 1% Iranian 1%
• Foreign-born: 18% · Canada, China, Jamaica
• Languages at home: 72% English-only · Spanish 21% 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: ▼ -71.68%
• Current HPI: 311.5969
• Rent YoY: ▲ 8.23%
• 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

-16.7% since first listed

6 events — show timeline

• 2026-05-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $99,888 OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $99,888 UNYREIS
• 2026-04-13 Price Changed $99,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-21 Listed $119,888 UNYREIS
• 2026-03-20 Listed $119,888 OneKey® MLS as Distributed by MLS Grid