571 Cook Rd Rd · Westport, NY 12936

$65,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 352 Days on market

Built 1990 0.57 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great location on the Boquet River, this half acre lot offers 150ft of river frontage and within walking distance of Whallonsburg Grange, River and Rails Deli and Whitcombs Arts. The river bank is fairly moderate and offers the potential for excellent access to this beautiful portion of the Boquet. The 1990 Champion manufactured home has a new roof as of 2024. It would make a great little home or home away from home. Or would be easy to remove and replace with a structure that suits the new owners vision. The property is in the Whallonsburg Hamlet which is the least restrictive in the Town of Essex and offers a wide array of uses. Contact listing agent with additional questions.

Key facts

• Excellent access
• Half acre lot
• Whallonsburg hamlet

Tags

• 150FT OF RIVER FRONTAGE
• HALF ACRE LOT
• NEW ROOF
• WHALLONSBURG HAMLET
• EXCELLENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#777 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D-, amenities F.
• Willsboro Central School District (rural): math 45% / reading 45% proficiency, ranked #562 of 755 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 218 units permitted in Essex County in 2024 (63 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $3k appreciation (5.1% local appreciation)).
• Essex County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $65k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.88% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.63%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.24×
• Total profit: $40,793
• Equity at exit: $37,098

10-year hold

• IRR: 34.3%
• Equity multiple: 6.57×
• Total profit: $101,362
• Equity at exit: $64,244

Cash invested: $18,200 (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 12936

• Home prices YoY: 1.7%
• Active inventory: 16
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$72 /mo · $863/yr
• Insurance: −$27
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $400

Break-even live

Break-even rent $715

Max offer price $65,000

Occupancy floor 62%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $65,000 Active 352 DOM
2. 2026-06-17
   days on market $65,000 Active 351 DOM
3. 2026-06-16
   days on market $65,000 Active 350 DOM
4. 2026-06-15
   days on market $65,000 Active 349 DOM
5. 2026-06-13
   days on market $65,000 Active 347 DOM
6. 2026-06-12
   days on market $65,000 Active 346 DOM
7. 2026-06-09
   days on market $65,000 Active 343 DOM
8. 2026-06-08
   days on market $65,000 Active 342 DOM
9. 2026-06-07
   days on market $65,000 Active 341 DOM
10. 2026-06-05
    days on market $65,000 Active 339 DOM
11. 2026-06-04
    days on market $65,000 Active 337 DOM
12. 2026-06-02
    days on market $65,000 Active 336 DOM
13. 2026-06-01
    days on market $65,000 Active 335 DOM
14. 2026-05-31
    days on market $65,000 Active 334 DOM
15. 2025-08-20
    price $65,000 689-char remark

    Show marketing remark (689 chars)

    Great location on the Boquet River, this half acre lot offers 150ft of river frontage and within walking distance of Whallonsburg Grange, River and Rails Deli and Whitcombs Arts. The river bank is fairly moderate and offers the potential for excellent access to this beautiful portion of the Boquet. The 1990 Champion manufactured home has a new roof as of 2024. It would make a great little home or home away from home. Or would be easy to remove and replace with a structure that suits the new owners vision. The property is in the Whallonsburg Hamlet which is the least restrictive in the Town of Essex and offers a wide array of uses. Contact listing agent with additional questions.

16. 2025-07-02
    listed $85,000 Active 689-char remark

    Show marketing remark (689 chars)

    Great location on the Boquet River, this half acre lot offers 150ft of river frontage and within walking distance of Whallonsburg Grange, River and Rails Deli and Whitcombs Arts. The river bank is fairly moderate and offers the potential for excellent access to this beautiful portion of the Boquet. The 1990 Champion manufactured home has a new roof as of 2024. It would make a great little home or home away from home. Or would be easy to remove and replace with a structure that suits the new owners vision. The property is in the Whallonsburg Hamlet which is the least restrictive in the Town of Essex and offers a wide array of uses. Contact listing agent with additional questions.

17. 2020-03-02
    soldstatus $23,000 422-char remark

    Show marketing remark (422 chars)

    56 x 14, 2 bed, 1 bath single wide with stick built living room, bed and bath additions, situated on a . 5 acre lot on the banks of the Boquet River on a quiet country road. Open kitchen and dining area. Spacious bath with tile floor and easy access shower. Cozy living area, enclosed 3 season porch, covered porch and storage shed. Walking distance to Whallonsburgh Grange. Minutes to Village of Essex and Ferry to Vt.

18. 2019-09-09
    listed $29,900 422-char remark

    Show marketing remark (422 chars)

    56 x 14, 2 bed, 1 bath single wide with stick built living room, bed and bath additions, situated on a . 5 acre lot on the banks of the Boquet River on a quiet country road. Open kitchen and dining area. Spacious bath with tile floor and easy access shower. Cozy living area, enclosed 3 season porch, covered porch and storage shed. Walking distance to Whallonsburgh Grange. Minutes to Village of Essex and Ferry to Vt.

ⓘ 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: $863 · $72/mo
• Projected year-2 tax: $981 · $82/mo
• Expected delta: +$118/yr (+$10/mo · 13.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $14,658
• − Mortgage interest: −$3,641
• − Property taxes: −$863
• − Insurance: −$1,828
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$1,891
• Taxable income: $4,091
• Est. tax owed @ 24.0%: −$982
• After-tax cash flow: $3,818/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: Willsboro Central School District
• NCES district ID: 3631500
• Math proficiency: 45% ▲ 5.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $49,874
• Composite: 40.85/100
• National rank: #7540
• State rank: #562 of 755 in NY

Livability — Westport

• Score: 64/100
• State rank: #777
• US rank: #14817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 693

Population outlook (Essex County) Hauer SSP2

• Today (2025): 36,758 people
• By 2030: 35,697 · -2.9%
• By 2040: 32,697 · -11.0%
• By 2050: 29,248 · -20.4%
• By 2075: 22,641 · -38.4%
• By 2100: 16,602 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4%
• Common ancestry: Lithuanian 9% Polish 8% Slovak 4%
• Foreign-born: 1% · Canada
• Languages at home: 85% English-only · German/W. Germanic 15%

Political lean MEDSL · Essex

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 13.3pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+5.0 2016: R+3.4 2012: D+15.0 2008: D+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.07%
• Current HPI: 305.2483
• 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

+117.4% since first listed

4 events — show timeline

• 2025-08-20 Price Changed $65,000 ACVMLS
• 2025-07-02 Listed $85,000 ACVMLS
• 2020-03-02 Sold (MLS) $23,000 ACVMLS
• 2019-09-09 Listed $29,900 ACVMLS

Property tax history

+5.6%/yr

Latest (2025): $863 · +4.2% YoY. Source: county tax records.