14-16 Glen Hl · Dover Plains, NY 12522

$299,000

3 bd · 1.0 ba · 1,044 sqft · Other public records · 59 Days on market

Built 1963 0.38 ac lot $286/sqft · 16% below area ↓ 23% since listing

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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
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Surrounded by nature. An affordable multifamily compound in the quiet hamlet of Dover Plains—an increasingly rare opportunity to own two homes for the price of one. This unique property features a 3-bedroom/1-bath residence and a separate 2-bedroom/1-bath home, both in solid condition with some TLC needed to make them your own. Set on a picturesque parcel at the end of a country road, the setting is peaceful, private, and surrounded by nature. Enjoy the best of both worlds: tranquil rural living with convenient access to Route 22 and the Metro-North train station just 2 miles away. Both homes offer full, unfinished basements providing excellent storage or future potential. The properties share a common well and septic system. Oil tanks above ground. Ideal for owner-occupants, extended family living, or investment purposes, this is a truly unique opportunity in an excellent location. This is a "Cash Only, "As Is" sale.

Key facts

• Separate home
• Multifamily compound
• Common well

Tags

• MULTIFAMILY COMPOUND
• TWO HOMES
• SEPARATE HOME
• FULL UNFINISHED BASEMENTS
• COMMON WELL
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#818 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living B; Watch: schools C-, commute C-, housing D+.
• Dover Union Free School District (rural): math 44% / reading 48% proficiency, ranked #433 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $718,162
• List price: $299,000
• Delta: -58.37%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.6%
• Equity multiple: 3.90×
• Total profit: $242,796
• Equity at exit: $269,363

10-year hold

• IRR: 32.4%
• Equity multiple: 8.79×
• Total profit: $652,508
• Equity at exit: $580,891

Cash invested: $83,720 (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 12522

• Home prices YoY: 17.7%
• Active inventory: 38
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $4,354 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$494 /mo · $5,928/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $1,253

Break-even live

Break-even rent $2,768

Max offer price $299,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,422	-5% $1,338	+0% $1,253	+5% $1,169	+10% $1,084
Rent	-10% $909	-5% $1,081	+0% $1,253	+5% $1,425	+10% $1,597
Rate	-1.0pp $1,404	-0.5pp $1,329	base $1,253	+0.5pp $1,176	+1.0pp $1,097

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-13
   days on market $299,000 Active 59 DOM
2. 2026-06-12
   days on market $299,000 Active 58 DOM
3. 2026-06-09
   days on market $299,000 Active 55 DOM
4. 2026-06-08
   days on market $299,000 Active 54 DOM
5. 2026-06-07
   days on market $299,000 Active 53 DOM
6. 2026-06-07
   days on market $299,000 Active 52 DOM
7. 2026-06-04
   days on market $299,000 Active 49 DOM
8. 2026-06-02
   days on market $299,000 Active 48 DOM
9. 2026-06-01
   days on market $299,000 Active 47 DOM
10. 2026-05-31
    days on market $299,000 Active 46 DOM
11. 2026-04-15
    historical

    Show marketing remark (952 chars)

    Surrounded by nature. An affordable multifamily compound in the quiet hamlet of Dover Plains—an increasingly rare opportunity to own two homes for the price of one. This unique property features a 3-bedroom/1-bath residence and a separate 2-bedroom/1-bath home, both in solid condition with some TLC needed to make them your own. Set on a picturesque parcel at the end of a country road, the setting is peaceful, private, and surrounded by nature. Enjoy the best of both worlds: tranquil rural living with convenient access to Route 22 and the Metro-North train station just 2 miles away. Both homes offer full, unfinished basements providing excellent storage or future potential. The properties share a common well and septic system. Oil tanks above ground. Ideal for owner-occupants, extended family living, or investment purposes, this is a truly unique opportunity in an excellent location. This is a "Cash Only, "As Is" sale.

12. 2026-04-15
    listed $299,000 Active 952-char remark

    Show marketing remark (952 chars)

    Surrounded by nature. An affordable multifamily compound in the quiet hamlet of Dover Plains—an increasingly rare opportunity to own two homes for the price of one. This unique property features a 3-bedroom/1-bath residence and a separate 2-bedroom/1-bath home, both in solid condition with some TLC needed to make them your own. Set on a picturesque parcel at the end of a country road, the setting is peaceful, private, and surrounded by nature. Enjoy the best of both worlds: tranquil rural living with convenient access to Route 22 and the Metro-North train station just 2 miles away. Both homes offer full, unfinished basements providing excellent storage or future potential. The properties share a common well and septic system. Oil tanks above ground. Ideal for owner-occupants, extended family living, or investment purposes, this is a truly unique opportunity in an excellent location. This is a "Cash Only, "As Is" sale.

13. 2026-03-19
    listed $345,000 Active
14. 2026-02-27
    status Pending
15. 2026-02-05
    historical
16. 2025-12-17
    listed $389,000 Active

ⓘ 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: $5,928 · $494/mo
• Projected year-2 tax: $5,928 · $494/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,249
• − Mortgage interest: −$16,749
• − Property taxes: −$5,928
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,180
• − Management: −$4,180
• − Depreciation: −$8,698
• Taxable income: $11,019
• Est. tax owed @ 24.0%: −$2,645
• After-tax cash flow: $12,393/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: Dover Union Free School District
• NCES district ID: 3609210
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $58,267
• Composite: 40.25/100
• National rank: #3768
• State rank: #433 of 590 in NY

Livability — Dover Plains

• Score: 63/100
• State rank: #818
• US rank: #15806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,074

Population outlook (Dutchess County) Hauer SSP2

• Today (2025): 291,768 people
• By 2030: 287,131 · -1.6%
• By 2040: 274,881 · -5.8%
• By 2050: 259,971 · -10.9%
• By 2075: 235,366 · -19.3%
• By 2100: 208,786 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 10% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 5% Cuban 2%
• Common ancestry: Lithuanian 3% Scandinavian 2% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 4% Chinese 2%

Political lean MEDSL · Dutchess

• 2024 margin: Lean D (+5.4) · D 52.7% · R 47.3%
• 2008→2024 swing: -3.2pp toward R · 2008: 8.6pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+9.6 2016: R+1.1 2012: D+6.6 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.50%
• Current HPI: 262.8121
• 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

-23.1% since first listed

6 events — show timeline

• 2026-04-15 Listed $299,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-03-19 Listed $345,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-12-17 Listed $389,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

-2.5%/yr

Latest (2025): $5,928 · +2.7% YoY. Source: county tax records.