57 W Mountain Vw · Stony Point, NY 10980

$149,925

2 bd · 2.0 ba · 2,500 sqft · Manufactured · 23 Days on market

Built 2000 Good condition 2,500 sqft lot $1222/mo HOA · 30% of rent

---

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 +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a home that offers everything at an affordable price? You found it! Plenty of natural sunlight from the many windows. A lovely, large deck with a permanent covered awning for those summer days welcomes you. Nicely landscaped front with a stone walkway. Step into a large living room and an open eat-in kitchen with a ceiling fan and plenty of cabinets. Master suite with his and hers closets and a large master bath. Guest room with a hallway full bath. Everything is in great condition. It shows well, owners say, "sell it. " This home sits in a corner lot affording more room on both sides. It is one of the larger lots with a shed or additional storage. Come and take a lo

Key facts

• Large deck
• Open eat-in kitchen
• Covered awning

Tags

• LARGE DECK
• COVERED AWNING
• STONE WALKWAY
• OPEN EAT-IN KITCHEN
• CORNER LOT
• ADDITIONAL STORAGE

Property features AI

Finance

• HOA & community: Has association (Mountain View W) with monthly fee; Association fee covers common area maintenance, sewer, snow removal, trash, water and other services; Additional monthly lot rent and fees include taxes, snow removal and recycling

Exterior

• Parking: 2 parking spaces in a parking lot (no carport)
• Security: Smoke detectors; Video cameras; Other security features
• Utilities: Electricity connected (Orange & Rockland); Natural gas connected; Sewer connected; Private trash collection
• Home design: Manufactured house / mobile home; Single wide; Updated/remodeled
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Shed(s); Back yard; Cleared lot; Corner lot; Landscaped; Level lot; Near schools and shops; Not waterfront

Interior

• Kitchen: Eat-in kitchen; Open kitchen; Pantry; Gas oven; Range; Dishwasher
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: First-floor bedroom and first-floor full bathroom; Ceiling fans; Chandelier; Eat-in kitchen; His and hers closets; Open floor plan with open kitchen; Pantry; Primary bathroom; Storage; Walk-through kitchen; Washer/dryer hookup; Covered deck/patio
• Laundry & utility: Washer hookup; Gas dryer hookup; Dryer included; Washer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.6% in Stony Point — 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 70/100 on livability (#450 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living F.
• Haverstraw-Stony Point CSD (North Rockland) (suburban): math 41% / reading 47% proficiency, ranked #427 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stony Point Elementary School (math 42% / reading 52%, grade D-, #1,195 of 2,108 statewide, top 60%, 725 students, 17% FRL); James A Farley Elementary School (math 36% / reading 51%, grade D, #366 of 729 statewide, top 51%, 538 students, 7% FRL); North Rockland High School (math 86% / reading 67%, grade A-, #612 of 1,100 statewide, top 56%, 2,687 students, 0% FRL) — zoned schools average 8% FRL vs 40% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 90 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 429 units permitted in Rockland County in 2024 (231 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 $4k of value loss. Plan a longer hold.
• Rockland County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $147,676 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.74% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.32%
• DSCR: 2.26
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.9%
• Equity multiple: 1.94×
• Total profit: $39,625
• Equity at exit: $22,354

10-year hold

• IRR: 31.1%
• Equity multiple: 3.84×
• Total profit: $119,067
• Equity at exit: $12,963

Cash invested: $41,979 (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 10980

• Active inventory: 90
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $4,113 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,249/yr
• Insurance: −$62
• HOA: −$1,222
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $991

Break-even live

Break-even rent $2,858

Max offer price $149,925

Occupancy floor 71%

Sensitivity live

Price	-10% $1,094	-5% $1,043	+0% $991	+5% $939	+10% $887
Rent	-10% $666	-5% $828	+0% $991	+5% $1,153	+10% $1,316
Rate	-1.0pp $1,066	-0.5pp $1,029	base $991	+0.5pp $952	+1.0pp $912

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: $37,481
• Closing costs: $4,498
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 W Railroad Ave Garnerville, NY	3.0	3.5	2328	$4,300	$1.85	8d	1	1.10mi
93 E Railroad Ave West Haverstraw, NY	3.0	1.0	2383	$3,900	$1.64	15d	1	1.28mi

HOA detail

• Monthly dues: $1,222 · $14,664/yr

Listing history 4 events

1. 2026-06-21
   days on market $149,925 Active 23 DOM
2. 2026-06-18
   status $149,925 Active 20 DOM
3. 2026-05-31
   status $149,925 Pending 20 DOM
4. 2026-05-10
   listed $149,925 Active 708-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,351
• − Mortgage interest: −$8,398
• − Property taxes: −$2,249
• − Insurance: −$750
• − Repairs & maintenance: −$3,948
• − Management: −$3,948
• − HOA: −$14,664
• − Depreciation: −$4,361
• Taxable income: $11,033
• Est. tax owed @ 24.0%: −$2,648
• After-tax cash flow: $9,242/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 · 26 photos

Good 80/100 Cosmetic rehab

This manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level, minimal repairs needed, and several high-ROI updates that would increase its resale and rental value.

Value-add opportunities

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both upgrading light fixtures — modern lighting improves ambiance and energy efficiency
• Both landscaping improvements — enhanced landscaping increases curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both painting interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both upgrading light fixtures — modern lighting improves ambiance and energy efficiency ↑
• Both landscaping improvements — enhanced landscaping increases curb appeal and property value ↑

ⓘ 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: Haverstraw-Stony Point CSD (North Rockland)
• NCES district ID: 3614010
• Math proficiency: 41% ▼ -7.00%
• Reading proficiency: 47% ▼ -1.00%
• Median HH income: $80,218
• Composite: 40.68/100
• National rank: #3672
• State rank: #427 of 590 in NY

Livability — Stony Point

• Score: 70/100
• State rank: #450
• US rank: #7882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stony Point, NY
• Population (ZIP): 13,793

Population outlook (Rockland County) Hauer SSP2

• Today (2025): 339,642 people
• By 2030: 345,987 · +1.9%
• By 2040: 357,178 · +5.2%
• By 2050: 362,456 · +6.7%
• By 2075: 367,281 · +8.1%
• By 2100: 328,211 · -3.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Hispanic / Latino 22% Black 12% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Dominican 8%
• Common ancestry: Romanian 4% Hispanic 3% Scotch-Irish 1%
• Foreign-born: 14% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 12% French/Haitian/Cajun 3% Other Asian/Pacific 1%

Political lean MEDSL · Rockland

• 2024 margin: R (+11.8) · D 44.1% · R 55.9%
• 2008→2024 swing: -17.7pp toward R · 2008: 5.9pp · 2024: -11.8pp
• All cycles: 2024: R+11.8 2020: D+1.7 2016: D+5.1 2012: D+6.6 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -459.52%
• Current HPI: 243.4467
• 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

2 events — show timeline

• 2026-05-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-10 Listed $149,925 OneKey® MLS as Distributed by MLS Grid