98 Primrose Ln · South Cairo, NY 12058

$211,000

3 bd · 1.0 ba · 950 sqft · Manufactured · 11 Days on market

Built 1983 Fair condition 3.30 ac lot

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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 +22.6/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Tucked away on a private road, this peaceful 3.3-acre property offers the perfect blend of privacy, nature, and country charm. Located only 2 hours from NYC and just a short drive from Cairo, Catskill and Coxsackie, this 3-bedroom, 1-bath single wide home is ideal as a full-time residence, hunting retreat, or weekend escape from the hustle and bustle. Enjoy your morning coffee from the enclosed front porch while taking in the sights and sounds of nature. The property is surrounded by mature fruit trees and beautiful lilac bushes, filling the spring and summer air with fragrant blooms while crickets provide the soundtrack to quiet country evenings. The secluded setting offers plenty of room

Key facts

• Mature fruit trees
• Lilac bushes
• Storage shed

Tags

• 3.3-ACRE PROPERTY
• ENCLOSED FRONT PORCH
• MATURE FRUIT TREES
• LILAC BUSHES
• SECLUDED SETTING
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway parking for about 6 vehicles
• Utilities: Septic tank; Cable available
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Front porch; Rear enclosed porch; Garden; Shed(s)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Three bedrooms (all on the first floor)
• Bathrooms: One full bathroom (on the first floor)
• Heating & cooling: Propane heating; Wood stove; Window air-conditioning units
• Interior features: Five total rooms; Crawl space basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $211k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $211k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Cairo-Durham Central School District (rural): math 41% / reading 48% proficiency, ranked #470 of 590 in NY (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (7.3% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Recommended offer $211,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.69×
• Total profit: $100,113
• Equity at exit: $149,988

10-year hold

• IRR: 22.2%
• Equity multiple: 5.63×
• Total profit: $273,667
• Equity at exit: $288,393

Cash invested: $59,080 (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 12058

• Home prices YoY: 2.1%
• Active inventory: 9
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,107
• Tax est. 1.5%: −$264 /mo · $3,165/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $359

Break-even live

Break-even rent $1,846

Max offer price $211,000

Occupancy floor 79%

Sensitivity live

Price	-10% $505	-5% $432	+0% $359	+5% $286	+10% $213
Rent	-10% $177	-5% $268	+0% $359	+5% $450	+10% $541
Rate	-1.0pp $465	-0.5pp $412	base $359	+0.5pp $304	+1.0pp $249

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Garcia Ln Leeds, NY	2.0	1.0	948	$2,300	$2.43	15d	1	1.24mi

Listing history 9 events

1. 2026-06-01
   status $211,000 Pending 11 DOM
2. 2026-05-31
   days on market $211,000 Active 11 DOM
3. 2026-05-31
   days on market $211,000 Active 10 DOM
4. 2026-05-20
   listed $211,000 Active
5. 2023-02-07
   status Active
6. 2023-02-07
   status Pending
7. 2023-02-07
   historical
8. 2023-02-03
   listed $179,900 Active
9. 2022-11-13
   listed $134,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $27,600
• − Mortgage interest: −$11,819
• − Property taxes: −$3,165
• − Insurance: −$1,055
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$6,138
• Taxable income: $1,007
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $4,064/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 · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 1-bath single wide home requires moderate renovations to improve its condition and increase its value.

Repairs flagged

• Major exterior siding — Severe weathering
• Major flooring — Worn-out condition
• Major interior walls — Worn paint
• Major bathrooms — Needs updating
• Major kitchen — Needs updating

Value-add opportunities

• Both Landscaping and curb appeal — Enhances property's aesthetic and value
• Both Kitchen and bathroom updates — Improves functionality and appeal
• Both Exterior siding repair — Enhances property's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
flooring · Worn-out condition	Major	$15,000–50,000
interior walls · Worn paint	Major	$15,000–50,000
bathrooms · Needs updating	Major	$15,000–50,000
kitchen · Needs updating	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and curb appeal — Enhances property's aesthetic and value ↑
• Both Kitchen and bathroom updates — Improves functionality and appeal ↑
• Both Exterior siding repair — Enhances property's curb appeal and 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: Cairo-Durham Central School District
• NCES district ID: 3606160
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 48% ▲ 8.00%
• Median HH income: $46,192
• Composite: 37.84/100
• National rank: #4330
• State rank: #470 of 590 in NY

Livability — South Cairo

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

Census & demographics

• City population: 601
• Population (ZIP): 1,451

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 (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 6% Lithuanian 3% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

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: ▲ 7.27%
• Current HPI: 358.9217
• 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

+56.4% since first listed

6 events — show timeline

• 2026-05-20 Listed $211,000 Global MLS
• 2023-02-07 Relisted — Global MLS
• 2023-02-07 Pending — Global MLS
• 2023-02-07 Listing Removed — Global MLS
• 2023-02-03 Listed $179,900 Global MLS
• 2022-11-13 Listed $134,900 HVCRMLS