321 Tishauser Rd · Claverack-Red Mills, NY 12534

$179,500

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 81 Days on market

Built 1972 0.74 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great Country Location! Set on a quiet lane across from fields of corn; this mobile home enjoy almost 3/4's of an acre parcel with seasonal Catskill Mountain Views. The mobile home boasts a large living room with dining area at one end, efficient kitchen, 2 bedrooms, bath with attached laundry area, plenty of built-ins, and even an enclosed porch for afternoon relaxation. There's an attached carport area and workshop which could easily accommodate a car with larger doors to make it an attached garage, and the separate shed is also great storage. Consider investing in some updates and repairs to this home or pull off this vintage home and replace it with a newer unit; either way, the setting will be worth it!

Key facts

• Screened in porch
• Private setting
• 0.74 acre lot

Tags

• SCREENED IN PORCH
• CATSKILL MOUNTAINS VIEW
• PRIVATE SETTING

Property features AI

Finance

• HOA & community: Community amenities include fishing, golf, and a playground

Exterior

• Parking: Attached garage; Detached carport; Driveway; 1 garage space
• Utilities: Private well water; Septic tank; 150 amp electric service
• Home design: Manufactured house (manufactured home); Single-wide expando; One level; Facing open fields with views of the Catskill Mountains
• Construction: Metal roof
• Exterior features: Rear screened porch; Storm door(s); Shed(s); Paved road access; Front yard; Level lot; Few trees; Views of nearby golf course

Interior

• Kitchen: Electric oven; Refrigerator; Stainless steel appliances; Free-standing refrigerator
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Built-in bookcases; Vaulted ceilings
• Laundry & utility: Washer/Dryer included; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.9% in Claverack-Red Mills — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Taconic Hills Central School District (rural): math 53% / reading 51% proficiency, ranked #335 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Taconic Hills Elementary School (math 53% / reading 50%, grade C-, #1,041 of 2,108 statewide, top 50%, 562 students, 57% FRL); Taconic Hillsjunior/Senior High School (math 52% / reading 52%, grade D+, #946 of 1,100 statewide, top 88%, 502 students, 45% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 162 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $180k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,730 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.24% ✓
• Cap rate: 10.83%
• Cash-on-cash: 16.19%
• DSCR: 1.72
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 4.04×
• Total profit: $152,664
• Equity at exit: $161,708

10-year hold

• IRR: 35.0%
• Equity multiple: 9.85×
• Total profit: $444,668
• Equity at exit: $348,729

Cash invested: $50,260 (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 12534

• Home prices YoY: 5.6%
• Rents YoY: 10.9%
• Active inventory: 162
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $678

Break-even live

Break-even rent $1,371

Max offer price $179,500

Occupancy floor 65%

Sensitivity live

Price	-10% $780	-5% $729	+0% $678	+5% $627	+10% $576
Rent	-10% $502	-5% $590	+0% $678	+5% $766	+10% $854
Rate	-1.0pp $768	-0.5pp $724	base $678	+0.5pp $632	+1.0pp $584

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending
2. 2026-04-18
   historical Active Under Contract
3. 2026-02-16
   listed $179,500 Active
4. 2016-09-09
   soldstatus $24,500 718-char remark

   Show marketing remark (718 chars)

   Great Country Location! Set on a quiet lane across from fields of corn; this mobile home enjoy almost 3/4's of an acre parcel with seasonal Catskill Mountain Views. The mobile home boasts a large living room with dining area at one end, efficient kitchen, 2 bedrooms, bath with attached laundry area, plenty of built-ins, and even an enclosed porch for afternoon relaxation. There's an attached carport area and workshop which could easily accommodate a car with larger doors to make it an attached garage, and the separate shed is also great storage. Consider investing in some updates and repairs to this home or pull off this vintage home and replace it with a newer unit; either way, the setting will be worth it!

5. 2016-08-21
   listed $24,500 718-char remark

   Show marketing remark (718 chars)

   Great Country Location! Set on a quiet lane across from fields of corn; this mobile home enjoy almost 3/4's of an acre parcel with seasonal Catskill Mountain Views. The mobile home boasts a large living room with dining area at one end, efficient kitchen, 2 bedrooms, bath with attached laundry area, plenty of built-ins, and even an enclosed porch for afternoon relaxation. There's an attached carport area and workshop which could easily accommodate a car with larger doors to make it an attached garage, and the separate shed is also great storage. Consider investing in some updates and repairs to this home or pull off this vintage home and replace it with a newer unit; either way, the setting will be worth it!

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$1,116/yr (+$93/mo · 139.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $26,750
• − Mortgage interest: −$10,055
• − Property taxes: −$802
• − Insurance: −$898
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$5,222
• Taxable income: $5,493
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $6,818/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: Taconic Hills Central School District
• NCES district ID: 3628620
• Math proficiency: 53% ▲ 10.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $57,329
• Composite: 45.16/100
• National rank: #2676
• State rank: #335 of 590 in NY

Livability — Claverack-Red Mills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Columbia County · 17,176 people
• City population: 198
• Metro: Hudson, NY
• Population (ZIP): 17,176
• Household income: $72,741
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1083.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 7% Black 7% Hispanic / Latino 7% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Chinese 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 490.0412
• Rent YoY: ▲ 10.88%
• Metro: Hudson, 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

+632.7% since first listed

5 events — show timeline

• 2026-05-08 Pending — HVCRMLS
• 2026-04-18 Contingent — HVCRMLS
• 2026-02-16 Listed $179,500 HVCRMLS
• 2016-09-09 Sold (MLS) $24,500 HVCRMLS
• 2016-08-21 Listed $24,500 HVCRMLS

Property tax history

+0.2%/yr

Latest (2025): $802 · +32.1% YoY. Source: county tax records.