55 Mason Ln · Valley Falls, NY 12180

$209,900

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 39 Days on market

Built 1990 0.59 ac lot $250/sqft · 96% above area Est $268k · 22% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Schools +4.9/10.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION LOCATION LOCATION Move-in ready with modern updates throughout! Enjoy country living on a private 1/2-acre treed lot with convenient access to Troy, Albany, Saratoga, and nearby Vermont and Massachusetts. This mobil home with additional features new laminate flooring and tasteful modern finishes. Seperate 3 car garage agreat opportunity for affordable living, homeownership, downsizing, or investment in a peaceful setting with easy access to major routes. Brittonkill schools. Large fenced yard.

Key facts

• 0.59 acre lot
• 3 garage spots
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-38 ($-458/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.4% below list).
• Recommended offer: $169k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#591 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: schools C-, crime D, amenities F.
• Brunswick Central School District (Brittonkill) (rural): math 56% / reading 54% proficiency, ranked #285 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.9%/yr); 220 active listings in the ZIP; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $49k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $210k implies a 304% gain — meaningful room to come down on a strong offer.

Recommended offer $169,159 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $267,848
• List price: $209,900
• Delta: -21.63%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.88% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-33,206
• Equity at exit: $31,297

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-18,232
• Equity at exit: $18,148

Cash invested: $58,772 (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 12180

• Home prices YoY: -33.3%
• Rents YoY: 4.9%
• Active inventory: 220
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-38

Break-even live

Break-even rent $1,740

Max offer price $203,156

Occupancy floor 97%

Sensitivity live

Price	-10% $81	-5% $21	+0% $-38	+5% $-98	+10% $-157
Rent	-10% $-172	-5% $-105	+0% $-38	+5% $29	+10% $95
Rate	-1.0pp $68	-0.5pp $15	base $-38	+0.5pp $-93	+1.0pp $-148

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-19
   price $209,900 508-char remark

   Show marketing remark (508 chars)

   LOCATION LOCATION LOCATION Move-in ready with modern updates throughout! Enjoy country living on a private 1/2-acre treed lot with convenient access to Troy, Albany, Saratoga, and nearby Vermont and Massachusetts. This mobil home with additional features new laminate flooring and tasteful modern finishes. Seperate 3 car garage agreat opportunity for affordable living, homeownership, downsizing, or investment in a peaceful setting with easy access to major routes. Brittonkill schools. Large fenced yard.

2. 2026-05-08
   price $229,900 508-char remark

   Show marketing remark (508 chars)

   LOCATION LOCATION LOCATION Move-in ready with modern updates throughout! Enjoy country living on a private 1/2-acre treed lot with convenient access to Troy, Albany, Saratoga, and nearby Vermont and Massachusetts. This mobil home with additional features new laminate flooring and tasteful modern finishes. Seperate 3 car garage agreat opportunity for affordable living, homeownership, downsizing, or investment in a peaceful setting with easy access to major routes. Brittonkill schools. Large fenced yard.

3. 2026-04-30
   price $239,900 508-char remark

   Show marketing remark (508 chars)

   LOCATION LOCATION LOCATION Move-in ready with modern updates throughout! Enjoy country living on a private 1/2-acre treed lot with convenient access to Troy, Albany, Saratoga, and nearby Vermont and Massachusetts. This mobil home with additional features new laminate flooring and tasteful modern finishes. Seperate 3 car garage agreat opportunity for affordable living, homeownership, downsizing, or investment in a peaceful setting with easy access to major routes. Brittonkill schools. Large fenced yard.

4. 2026-04-24
   price $249,900 508-char remark

   Show marketing remark (508 chars)

   LOCATION LOCATION LOCATION Move-in ready with modern updates throughout! Enjoy country living on a private 1/2-acre treed lot with convenient access to Troy, Albany, Saratoga, and nearby Vermont and Massachusetts. This mobil home with additional features new laminate flooring and tasteful modern finishes. Seperate 3 car garage agreat opportunity for affordable living, homeownership, downsizing, or investment in a peaceful setting with easy access to major routes. Brittonkill schools. Large fenced yard.

5. 2026-04-17
   listed $259,000 Active 508-char remark

   Show marketing remark (508 chars)

   LOCATION LOCATION LOCATION Move-in ready with modern updates throughout! Enjoy country living on a private 1/2-acre treed lot with convenient access to Troy, Albany, Saratoga, and nearby Vermont and Massachusetts. This mobil home with additional features new laminate flooring and tasteful modern finishes. Seperate 3 car garage agreat opportunity for affordable living, homeownership, downsizing, or investment in a peaceful setting with easy access to major routes. Brittonkill schools. Large fenced yard.

6. 2026-02-17
   soldstatus $52,000
7. 2018-11-20
   soldstatus $25,000
8. 2018-11-19
   soldstatus $25,000 Closed (Final Sale) 446-char remark

   Show marketing remark (446 chars)

   Motivated seller! Bring offers! If you want to live in the country but need access to all major cities this is the place for you! Single wide trailer on 1/2 acre treed lot is waiting for your personal touches. Some work has been done so either continue to fix it up or remove it to build what you'd like, your choice! Well and septic already in place. Easy access to Troy/Albany/Saratoga or VT/MA. Taxes based on higher assessment. Fair Condition

9. 2018-10-02
   status Pend (Under Cntr) 446-char remark

   Show marketing remark (446 chars)

   Motivated seller! Bring offers! If you want to live in the country but need access to all major cities this is the place for you! Single wide trailer on 1/2 acre treed lot is waiting for your personal touches. Some work has been done so either continue to fix it up or remove it to build what you'd like, your choice! Well and septic already in place. Easy access to Troy/Albany/Saratoga or VT/MA. Taxes based on higher assessment. Fair Condition

10. 2018-08-17
    price $32,000 446-char remark

    Show marketing remark (446 chars)

    Motivated seller! Bring offers! If you want to live in the country but need access to all major cities this is the place for you! Single wide trailer on 1/2 acre treed lot is waiting for your personal touches. Some work has been done so either continue to fix it up or remove it to build what you'd like, your choice! Well and septic already in place. Easy access to Troy/Albany/Saratoga or VT/MA. Taxes based on higher assessment. Fair Condition

11. 2018-07-09
    listed $42,000 New 446-char remark

    Show marketing remark (446 chars)

    Motivated seller! Bring offers! If you want to live in the country but need access to all major cities this is the place for you! Single wide trailer on 1/2 acre treed lot is waiting for your personal touches. Some work has been done so either continue to fix it up or remove it to build what you'd like, your choice! Well and septic already in place. Easy access to Troy/Albany/Saratoga or VT/MA. Taxes based on higher assessment. Fair Condition

12. 2015-12-10
    historical
13. 2015-09-09
    listed $52,000 Active
14. 2009-03-04
    soldstatus $62,000
15. 2009-02-09
    soldstatus $62,000
16. 2008-12-15
    historical
17. 2008-07-14
    listed $70,000
18. 2004-01-23
    soldstatus $35,000

ⓘ 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: $2,236 · $186/mo
• Projected year-2 tax: $2,892 · $241/mo
• Expected delta: +$656/yr (+$55/mo · 29.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,299
• − Mortgage interest: −$11,758
• − Property taxes: −$2,236
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$6,106
• Taxable loss: −$4,098
• Est. tax savings @ 24.0%: +$984
• After-tax cash flow: $525/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: Brunswick Central School District (Brittonkill)
• NCES district ID: 3605520
• Math proficiency: 56% ▲ 4.00%
• Reading proficiency: 54% ▬ 0.00%
• Median HH income: $66,321
• Composite: 48.5/100
• National rank: #2123
• State rank: #285 of 590 in NY

Livability — Valley Falls

• Score: 67/100
• State rank: #591
• US rank: #10728

Category grades

Amenities F Commute F Cost of living B+ 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: Rensselaer County · 75,590 people
• City population: 53,479
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 53,479
• Household income: $75,851
• Rent vs Own: 52.1% rent · 47.9% own
• Severe rent burden: 2698.0

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 2% Arabic 2%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.53%
• Current HPI: 285.0762
• Rent YoY: ▲ 4.88%
• Metro: Albany-Schenectady-Troy, 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

+499.7% since first listed

18 events — show timeline

• 2026-05-19 Price Changed $209,900 Global MLS
• 2026-05-08 Price Changed $229,900 Global MLS
• 2026-04-30 Price Changed $239,900 Global MLS
• 2026-04-24 Price Changed $249,900 Global MLS
• 2026-04-17 Listed $259,000 Global MLS
• 2026-02-17 Sold (Public Records) $52,000 Public Records
• 2018-11-20 Sold (Public Records) $25,000 Public Records
• 2018-11-19 Sold (MLS) $25,000 Global MLS
• 2018-10-02 Pending — Global MLS
• 2018-08-17 Price Changed $32,000 Global MLS
• 2018-07-09 Listed $42,000 Global MLS
• 2015-12-10 Listing Removed — Global MLS
• 2015-09-09 Listed $52,000 Global MLS
• 2009-03-04 Sold (Public Records) $62,000 Public Records
• 2009-02-09 Sold (MLS) $62,000 Global MLS
• 2008-12-15 Listing Removed — Global MLS
• 2008-07-14 Listed $70,000 Global MLS
• 2004-01-23 Sold (Public Records) $35,000 Public Records

Property tax history

-1.8%/yr

Latest (2025): $2,236 · -3.8% YoY. Source: county tax records.