62 Liftside Dr Unit 232 F Week 2 · Hunter, NY 12442

$22,500

2 bd · 2.0 ba · 831 sqft · Condo · 76 Days on market

Built 2005 Good condition $27/sqft · 91% below area $423/mo HOA · 40% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Appreciation +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Lovely valley views. Reasonably priced, grab it before it's gone. Beautiful Kaatskill Mountain Club part time deeded ownership. 13 full rotating weeks per year. Top Floor and Floor Plan F - Week 2. Two beds and two pull out couches. central air, heat and gas fireplace. Carefree lifestyle right on the slopes of Hunter Mountain. Restaurant, bar, heated pool, hot tubs, gym, sauna, steam room, and more right on the premises. Two units with connecting door. Use one, rent one, use both, rent both. Rental staff in place. What could be easier. Your Vail Resorts Epic Pass is usable at many other Ski Mountains. This is a fractional interest condominium, please contact listing agent for further details.

Key facts

• Hot tubs
• Gas fireplace
• Gym

Tags

• VALLEY VIEWS
• CENTRAL AIR
• GAS FIREPLACE
• HEATED POOL
• HOT TUBS
• GYM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $22k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (6.0% 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 $156 of loan paydown is wiped out by about $675 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 $6k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $21,150 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.65% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.42%
• DSCR: 3.11
• GRM: 1.8

CMA / ARV

• ARV (median comp): $262,001
• List price: $22,500
• Delta: -91.41%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.4%
• Equity multiple: 2.98×
• Total profit: $12,484
• Equity at exit: $3,355

10-year hold

• IRR: 51.5%
• Equity multiple: 6.14×
• Total profit: $32,407
• Equity at exit: $1,945

Cash invested: $6,300 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$118
• Tax est. 1.5%: −$28 /mo · $338/yr
• Insurance: −$9
• HOA: −$423
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $249

Break-even live

Break-even rent $732

Max offer price $22,500

Occupancy floor 71%

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $423 · $5,076/yr
• Likely covers: gaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-15
   historical Active Under Contract 701-char remark

   Show marketing remark (701 chars)

   Lovely valley views. Reasonably priced, grab it before it's gone. Beautiful Kaatskill Mountain Club part time deeded ownership. 13 full rotating weeks per year. Top Floor and Floor Plan F - Week 2. Two beds and two pull out couches. central air, heat and gas fireplace. Carefree lifestyle right on the slopes of Hunter Mountain. Restaurant, bar, heated pool, hot tubs, gym, sauna, steam room, and more right on the premises. Two units with connecting door. Use one, rent one, use both, rent both. Rental staff in place. What could be easier. Your Vail Resorts Epic Pass is usable at many other Ski Mountains. This is a fractional interest condominium, please contact listing agent for further details.

2. 2026-03-11
   listed $22,500 Active 701-char remark

   Show marketing remark (701 chars)

   Lovely valley views. Reasonably priced, grab it before it's gone. Beautiful Kaatskill Mountain Club part time deeded ownership. 13 full rotating weeks per year. Top Floor and Floor Plan F - Week 2. Two beds and two pull out couches. central air, heat and gas fireplace. Carefree lifestyle right on the slopes of Hunter Mountain. Restaurant, bar, heated pool, hot tubs, gym, sauna, steam room, and more right on the premises. Two units with connecting door. Use one, rent one, use both, rent both. Rental staff in place. What could be easier. Your Vail Resorts Epic Pass is usable at many other Ski Mountains. 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: $12,568
• − Mortgage interest: −$1,260
• − Property taxes: −$338
• − Insurance: −$112
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − HOA: −$5,076
• − Depreciation: −$655
• Taxable income: $3,117
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $2,239/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 · 13 photos

Good 80/100 Cosmetic rehab

This property is in good condition with a good roof, exterior, and interior. It has a good curb appeal and is located in a desirable area with amenities such as a heated pool and hot tubs. The property is move-in ready and would benefit from some cosmetic updates such as painting the exterior siding and cleaning the windows and HVAC filters.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the property's value.
• Both Clean the windows — Clean windows can improve the property's appearance and make it more attractive to potential buyers or renters.
• Both Inspect and clean the HVAC filters — A clean HVAC system can improve air quality and energy efficiency, which can increase the property's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the property's value. ↑
• Both Clean the windows — Clean windows can improve the property's appearance and make it more attractive to potential buyers or renters. ↑
• Both Inspect and clean the HVAC filters — A clean HVAC system can improve air quality and energy efficiency, which can increase the property's 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: 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

2 events — show timeline

• 2026-05-15 Contingent — HVCRMLS
• 2026-03-11 Listed $22,500 HVCRMLS