411 Plattekill Rd · Marlboro, NY 12542

$275,000

3 bd · 1.5 ba · 1,020 sqft · Manufactured public records · 402 Days on market

Built 1986 3.32 ac lot $270/sqft · 145% above area

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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 +15.2/30.0
• Appreciation +9.5/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +4.4/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1986 mobile home with wood-built additions offers a great opportunity for those looking to put in some work and make it their own. Situated on 3.32 acres of peaceful land, the property includes a spacious 20x35 metal garage (just 5 years old) — perfect for storage, a workshop, or hobby space. Inside, you'll find three bedrooms, 1 and 1/2 baths, Out back, wooded areas and unique stone outcroppings add natural beauty and privacy. With a little TLC, this could be your ideal country retreat or investment project. Cash buyer preferred.

Key facts

• Stone outcroppings
• 20x35 metal garage
• 3.32 acres

Tags

• 3.32 ACRES
• 20X35 METAL GARAGE
• WOODED AREAS
• STONE OUTCROPPINGS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $244k (11.4% below list).
• Recommended offer: $242k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 3.0% in Marlboro — 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 72/100 on livability (#347 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute D-.
• Marlboro Central School District (suburban): math 43% / reading 55% proficiency, ranked #366 of 590 in NY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (9.0% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 402 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $275k implies a 1471% gain — meaningful room to come down on a strong offer.

Recommended offer $242,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 402 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.4

CMA / ARV

• ARV (median comp): $152,121
• List price: $275,000
• Delta: 80.78%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

8.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.78×
• Total profit: $136,780
• Equity at exit: $227,306

10-year hold

• IRR: 20.9%
• Equity multiple: 6.12×
• Total profit: $394,005
• Equity at exit: $469,959

Cash invested: $77,000 (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 12542

• Home prices YoY: 2.8%
• Active inventory: 56
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,436 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$270 /mo · $3,243/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $98

Break-even live

Break-even rent $2,313

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $253	-5% $176	+0% $98	+5% $20	+10% $-58
Rent	-10% $-95	-5% $2	+0% $98	+5% $194	+10% $290
Rate	-1.0pp $236	-0.5pp $168	base $98	+0.5pp $26	+1.0pp $-46

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $275,000 Active 402 DOM
2. 2026-06-17
   days on market $275,000 Active 401 DOM
3. 2026-06-16
   days on market $275,000 Active 400 DOM
4. 2026-06-15
   days on market $275,000 Active 399 DOM
5. 2026-06-14
   days on market $275,000 Active 397 DOM
6. 2026-06-13
   days on market $275,000 Active 396 DOM
7. 2026-06-10
   days on market $275,000 Active 394 DOM
8. 2026-06-09
   days on market $275,000 Active 393 DOM
9. 2026-06-08
   days on market $275,000 Active 392 DOM
10. 2026-06-07
    days on market $275,000 Active 391 DOM
11. 2026-06-03
    days on market $275,000 Active 387 DOM
12. 2026-06-02
    days on market $275,000 Active 386 DOM
13. 2026-06-01
    days on market $275,000 Active 385 DOM
14. 2026-05-31
    days on market $275,000 Active 384 DOM
15. 2026-05-30
    days on market $275,000 Active 383 DOM
16. 2025-10-28
    price $275,000 547-char remark

    Show marketing remark (547 chars)

    This 1986 mobile home with wood-built additions offers a great opportunity for those looking to put in some work and make it their own. Situated on 3.32 acres of peaceful land, the property includes a spacious 20x35 metal garage (just 5 years old) — perfect for storage, a workshop, or hobby space. Inside, you'll find three bedrooms, 1 and 1/2 baths, Out back, wooded areas and unique stone outcroppings add natural beauty and privacy. With a little TLC, this could be your ideal country retreat or investment project. Cash buyer preferred.

17. 2025-05-10
    listed $285,000 Active 547-char remark

    Show marketing remark (547 chars)

    This 1986 mobile home with wood-built additions offers a great opportunity for those looking to put in some work and make it their own. Situated on 3.32 acres of peaceful land, the property includes a spacious 20x35 metal garage (just 5 years old) — perfect for storage, a workshop, or hobby space. Inside, you'll find three bedrooms, 1 and 1/2 baths, Out back, wooded areas and unique stone outcroppings add natural beauty and privacy. With a little TLC, this could be your ideal country retreat or investment project. Cash buyer preferred.

18. 1986-07-21
    soldstatus $17,500

ⓘ 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: $3,243 · $270/mo
• Projected year-2 tax: $3,945 · $329/mo
• Expected delta: +$702/yr (+$59/mo · 21.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $29,236
• − Mortgage interest: −$15,404
• − Property taxes: −$3,243
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − Depreciation: −$8,000
• Taxable loss: −$3,464
• Est. tax savings @ 24.0%: +$831
• After-tax cash flow: $2,004/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: Marlboro Central School District
• NCES district ID: 3618570
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $68,737
• Composite: 43.7/100
• National rank: #2953
• State rank: #366 of 590 in NY

Livability — Marlboro

• Score: 72/100
• State rank: #347
• US rank: #5847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,859

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.97%
• Current HPI: 325.4749
• 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

+1471.4% since first listed

3 events — show timeline

• 2025-10-28 Price Changed $275,000 HVCRMLS
• 2025-05-10 Listed $285,000 HVCRMLS
• 1986-07-21 Sold (Public Records) $17,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,243 · -1.5% YoY. Source: county tax records.