62 Liftside Dr Unit 313/15 G Week 4 · Hunter, NY 12442

$19,500

2 bd · 2.0 ba · 1,041 sqft · SingleFamily · 406 Days on market

Built 2005 1,041 sqft lot $19/sqft · 41% below area Est $33k · 41% under $530/mo HOA · 48% of rent ↓ 22% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The Beautiful Kaatskill Mountain Club, offers you affordable part time deeded ownership for thirteen weeks per year. Slopeside living with optional RCI vacation exchange. Two bedroom model with full kitchen, en suite jetted tub, lockout unit has Bed in Living Room as well as a pull out couch and coffee station. Hotel amenities. Use it and rent it when you are not to offset your expenses. Heated outdoor pool, hot tubs, spa, sauna, gym, meeting rooms, restaurant, bar, game room, owner's lounge, owner's locker room, Wi-Fi. Easy ski on ski off access and walkability to lodge and Hunter Mountain events. Hotel bar and restaurant. Extra spacious Floor plan G - Week 4, With the new Vail Epic Ski Pass and all the ski areas it includes, what could be better? This is a fractional interest condominium, please contact listing agent for further details.

Key facts

• Spa
• Sauna
• Hot tubs

Tags

• SLOPESIDE LIVING
• HEATED OUTDOOR POOL
• HOT TUBS
• SPA
• SAUNA
• GYM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 1.6% in Hunter — 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 60/100 on livability (#971 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: housing D+, crime F, amenities F.
• Hunter-Tannersville Central School District (rural): math 55% / reading 50% proficiency, ranked #425 of 755 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 114 active listings in the ZIP; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $135 of loan paydown is wiped out by about $585 of value loss. Plan a longer hold.
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $17,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F 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: 5.72% ✓
• Cap rate: 19.56%
• Cash-on-cash: 47.40%
• DSCR: 3.11
• GRM: 1.5

CMA / ARV

• ARV (median comp): $33,044
• List price: $19,500
• Delta: -40.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Liftside Dr Unit 213G4	0.00mi	2/2.0	1,041 (0%)	15mo	$23,000	$22	87
62 Liftside Dr Unit 213G1	0.00mi	2/2.0	1,041 (0%)	23mo	$23,000	$22	80
62 - 321323J1 Liftside Dr Unit Week1	0.04mi	2/2.0	1,133 (+9%)	24mo	$23,500	$21	63
7770 Main St	0.35mi	2/1.5	1,197 (+15%)	8mo	$320,000	$267	50
190 Hunter Dr Unit Y1	0.50mi	2/2.0	1,126 (+8%)	16mo	$500,000	$444	50
278 N Lake Rd	0.62mi	3/1.5 (+1)	960 (-8%)	17mo	$230,000	$240	37
167 Pine Ln	0.65mi	3/1.0 (+1)	924 (-11%)	18mo	$591,000	$640	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 45.6%
• Equity multiple: 3.00×
• Total profit: $10,918
• Equity at exit: $2,908

10-year hold

• IRR: 51.8%
• Equity multiple: 6.24×
• Total profit: $28,585
• Equity at exit: $1,686

Cash invested: $5,460 (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 12442

• Home prices YoY: -1.1%
• Active inventory: 114
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$102
• Tax est. 1.5%: −$24 /mo · $292/yr
• Insurance: −$8
• HOA: −$530
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $216

Break-even live

Break-even rent $841

Max offer price $19,500

Occupancy floor 76%

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $530 · $6,360/yr
• Likely covers: internetpoolgym

Listing history 18 events

1. 2026-06-19
   days on market $19,500 Active 406 DOM
2. 2026-06-18
   days on market $19,500 Active 405 DOM
3. 2026-06-17
   days on market $19,500 Active 404 DOM
4. 2026-06-16
   days on market $19,500 Active 403 DOM
5. 2026-06-15
   days on market $19,500 Active 402 DOM
6. 2026-06-14
   days on market $19,500 Active 400 DOM
7. 2026-06-12
   days on market $19,500 Active 399 DOM
8. 2026-06-09
   days on market $19,500 Active 396 DOM
9. 2026-06-08
   days on market $19,500 Active 395 DOM
10. 2026-06-07
    days on market $19,500 Active 394 DOM
11. 2026-06-05
    days on market $19,500 Active 391 DOM
12. 2026-06-03
    days on market $19,500 Active 390 DOM
13. 2026-06-02
    days on market $19,500 Active 389 DOM
14. 2026-06-01
    days on market $19,500 Active 388 DOM
15. 2026-05-31
    days on market $19,500 Active 387 DOM
16. 2026-05-30
    days on market $19,500 Active 386 DOM
17. 2026-01-08
    price $19,500 852-char remark

    Show marketing remark (852 chars)

    The Beautiful Kaatskill Mountain Club, offers you affordable part time deeded ownership for thirteen weeks per year. Slopeside living with optional RCI vacation exchange. Two bedroom model with full kitchen, en suite jetted tub, lockout unit has Bed in Living Room as well as a pull out couch and coffee station. Hotel amenities. Use it and rent it when you are not to offset your expenses. Heated outdoor pool, hot tubs, spa, sauna, gym, meeting rooms, restaurant, bar, game room, owner's lounge, owner's locker room, Wi-Fi. Easy ski on ski off access and walkability to lodge and Hunter Mountain events. Hotel bar and restaurant. Extra spacious Floor plan G - Week 4, With the new Vail Epic Ski Pass and all the ski areas it includes, what could be better? This is a fractional interest condominium, please contact listing agent for further details.

18. 2024-08-26
    listed $25,000 Active 852-char remark

    Show marketing remark (852 chars)

    The Beautiful Kaatskill Mountain Club, offers you affordable part time deeded ownership for thirteen weeks per year. Slopeside living with optional RCI vacation exchange. Two bedroom model with full kitchen, en suite jetted tub, lockout unit has Bed in Living Room as well as a pull out couch and coffee station. Hotel amenities. Use it and rent it when you are not to offset your expenses. Heated outdoor pool, hot tubs, spa, sauna, gym, meeting rooms, restaurant, bar, game room, owner's lounge, owner's locker room, Wi-Fi. Easy ski on ski off access and walkability to lodge and Hunter Mountain events. Hotel bar and restaurant. Extra spacious Floor plan G - Week 4, With the new Vail Epic Ski Pass and all the ski areas it includes, what could be better? This is a fractional interest condominium, please contact listing agent for further details.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,373
• − Mortgage interest: −$1,092
• − Property taxes: −$292
• − Insurance: −$98
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − HOA: −$6,360
• − Depreciation: −$567
• Taxable income: $2,824
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $1,910/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: Hunter-Tannersville Central School District
• NCES district ID: 3615060
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $43,719
• Composite: 46.19/100
• National rank: #5442
• State rank: #425 of 755 in NY

Livability — Hunter

• Score: 60/100
• State rank: #971
• US rank: #18992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hunter, NY
• Population (ZIP): 425

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 2% Pacific Islander 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 15% Scotch-Irish 8% Subsaharan African 4%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 7% Russian/Polish/Slavic 4% German/W. Germanic 2%

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: ▼ -4.82%
• Current HPI: 454.3942
• 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

-22.0% since first listed

2 events — show timeline

• 2026-01-08 Price Changed $19,500 HVCRMLS
• 2024-08-26 Listed $25,000 HVCRMLS