36 Ackerman St · Beacon, NY 12508

$475,000

4 bd · 2.5 ba · 2,187 sqft · SingleFamily public records · 20 Days on market

Built 1900 $217/sqft · 36% below area Est $878k · 46% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• Schools +5.1/10.0
• Rent growth +4.8/5.0
• Livability +4.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention contractors/investors grab this opportunity in the popular city of Beacon. The house is on a corner lot, this is complete renovation/gut job, it only needs your skills and vision to restore it.

Key facts

• Complete renovation
• Corner lot
• 2 garage spots

Tags

• CORNER LOT
• COMPLETE RENOVATION

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Public sewer; Public trash collection
• Home design: Duplex; Total building area reported as 2600 (source: public records)
• Construction: Construction materials: other; Foundation: other
• Exterior features: Non-waterfront property; No additional parcels

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit
• Bathrooms: Two full bathrooms
• Heating & cooling: No central air conditioning; No standard heating specified (other/none listed)
• Interior features: First-floor bedroom; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-829 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (20.0% below list).
• Recommended offer: $329k (30.8% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 2.7% in Beacon — 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 86/100 on livability (#20 in NY, #385 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Beacon City School District (suburban): math 56% / reading 56% proficiency, ranked #304 of 755 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+9.1%/yr); 109 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• At $3,801/mo this rent would consume 49% of the median local household income ($92k/yr) (locally 815% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($468k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $328,564 (30.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.48%
• DSCR: 0.67
• GRM: 10.4

CMA / ARV

• ARV (median comp): $878,456
• List price: $475,000
• Delta: -45.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Herbert St	0.05mi	4/2.5	1,983 (-9%)	8mo	$738,000	$372	76
53 Phillips St	0.63mi	4/2.5	2,140 (-2%)	5mo	$825,000	$386	63
70 Cross St	0.67mi	3/1.5 (-1)	2,160 (-1%)	8mo	$850,000	$394	50
24 Falconer St	0.46mi	3/2.0 (-1)	2,008 (-8%)	10mo	$550,000	$274	50
28 S Brett St	0.45mi	3/2.0 (-1)	1,930 (-12%)	4mo	$755,000	$391	50
6 Dutchess Ter	0.67mi	3/2.0 (-1)	2,110 (-4%)	8mo	$975,000	$462	49
12 Prospect St	0.54mi	4/2.0	1,968 (-10%)	9mo	$551,500	$280	48
81 Union St	0.51mi	3/2.5 (-1)	2,000 (-9%)	10mo	$955,000	$478	48
69 Russell Ave	0.54mi	4/2.0	2,437 (+11%)	8mo	$835,000	$343	47
144 N Elm St	0.64mi	3/2.0 (-1)	1,971 (-10%)	2mo	$630,000	$320	45
94 Jessen Pl	0.71mi	4/2.5	1,934 (-12%)	4mo	$500,000	$259	44
13 Iris Cir	0.73mi	5/3.0 (+1)	2,350 (+8%)	10mo	$725,000	$309	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.18×
• Total profit: $-109,284
• Equity at exit: $70,824

10-year hold

• IRR: -6.6%
• Equity multiple: 0.47×
• Total profit: $-70,115
• Equity at exit: $41,069

Cash invested: $133,000 (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 12508

• Home prices YoY: -30.1%
• Rents YoY: 9.1%
• Active inventory: 109
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,801 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$1,143 /mo · $13,714/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-829

Break-even live

Break-even rent $4,850

Max offer price $328,564

Occupancy floor —

Sensitivity live

Price	-10% $-560	-5% $-694	+0% $-829	+5% $-963	+10% $-1,098
Rent	-10% $-1,129	-5% $-979	+0% $-829	+5% $-679	+10% $-529
Rate	-1.0pp $-590	-0.5pp $-708	base $-829	+0.5pp $-952	+1.0pp $-1,077

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1248 North Ave Beacon, NY	4.0	1.0	1810	$2,250	$1.24	45d	1	0.80mi
22 High St Beacon, NY	4.0	3.0	1994	$5,700	$2.86	45d	1	0.86mi

Listing history 3 events

1. 2026-05-05
   listed $475,000 Active 203-char remark
2. 2024-11-11
   status Active
3. 2024-09-05
   listed $450,000 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: $13,714 · $1,143/mo
• Projected year-2 tax: $13,714 · $1,143/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,612
• − Mortgage interest: −$26,607
• − Property taxes: −$13,714
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,649
• − Management: −$3,649
• − Depreciation: −$13,818
• Taxable loss: −$18,201
• Est. tax savings @ 24.0%: +$4,368
• After-tax cash flow: $-5,579/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: Beacon City School District
• NCES district ID: 3604140
• Math proficiency: 56% ▬ 0.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $68,602
• Composite: 51.31/100
• National rank: #3722
• State rank: #304 of 755 in NY

Livability — Beacon

• Score: 86/100
• State rank: #20
• US rank: #385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beacon, NY
• County: Dutchess County · 188,048 people
• City population: 19,566
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 19,566
• Household income: $92,461
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 815.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Black 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 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: ▼ -174.01%
• Current HPI: 403.174
• Rent YoY: ▲ 9.07%
• Metro: Poughkeepsie-Newburgh-Middletown, 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

+5.6% since first listed

3 events — show timeline

• 2026-05-05 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-11 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-09-05 Listed $450,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $13,714 · +6.9% YoY. Source: county tax records.