42 Feller Ct · Titusville, NY 12603

$146,000

3 bd · 2.0 ba · 1,300 sqft · Manufactured · 88 Days on market

Built 2002 Average condition $112/sqft · 46% above area Est $100k · 46% over $1082/mo HOA · 34% of rent

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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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• Schools +6.3/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This privately situated 3 beds 2 full bath (1300 sq ft) spacious home in a quiet and accessible community awaits you. Very well maintained and recently refreshed throughout. You will enjoy the open floor plan offering a generous living room which flows seamlessly in the dining area/kitchen space. The kitchen comes with ample cabinetry and counterspace. Design with modern living in mind the large primary bedroom with ensuite and walk-in closet is nicely tucked away at one end while the other two additional bedrooms and full bath comprise the other. This home comes equipped with propane for heating and cooking. Abundance of natural light and high ceiling for an added sense of comfort. Truly an amazing opportunity for one level living. The entry deck is perfect for decorating with flowers or simply relaxing while tuning into the sounds of rustling leaves courtesy of your wooded privacy buffer. The wooden shed provides additional storage, and the 2 car-carport round out this package. HOA fee of $1082 includes park rent, garbage collection, sewer tax, and winter plowing. Water is billed quarterly. Park Approval requires a thoroughly completed application along with a 720-credit score or higher. No dogs allowed. Conveniently located with easy access to commuter routes, Taconic State Parkway, Poughkeepsie Train Station, Arlington Town Center, Vassar College, hospitals, and entertainment. Make the call today to schedule a private tour. An opportunity not to be missed. Pre-approval or Proof of funds preferred for scheduling appointments per owner. For questions pertaining to the park please call the management office

Key facts

• 2 parking spots
• Built 2002
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $146k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $146k).
• Recommended offer: $137k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#585 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living D-.
• Arlington Central School District (suburban): math 77% / reading 65% proficiency, ranked #106 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 212 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).
• This rent runs 37% of the median local income ($104k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 88 days — a 6% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $99k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $137,240 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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. 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: 2.18% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 3.8

CMA / ARV

• ARV (median comp): $100,010
• List price: $146,000
• Delta: 45.99%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Feller Ct	0.08mi	3/2.0	1,386 (+7%)	13mo	$180,000	$130	74

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 · 1.96% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $581
• Equity at exit: $21,769

10-year hold

• IRR: 8.5%
• Equity multiple: 1.60×
• Total profit: $24,703
• Equity at exit: $12,623

Cash invested: $40,880 (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 12603

• Rents YoY: 2.0%
• Active inventory: 212
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $3,180 medium
• Mortgage (P&I): −$766
• Tax est. 1.5%: −$182 /mo · $2,190/yr
• Insurance: −$61
• HOA: −$1,082
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $421

Break-even live

Break-even rent $2,647

Max offer price $146,000

Occupancy floor 82%

Sensitivity live

Price	-10% $522	-5% $472	+0% $421	+5% $371	+10% $320
Rent	-10% $170	-5% $295	+0% $421	+5% $547	+10% $672
Rate	-1.0pp $495	-0.5pp $458	base $421	+0.5pp $383	+1.0pp $345

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 New Hackensack Rd Unit 1D Poughkeepsie, NY	3.0	1.0	1000	$2,400	$2.40	22d	1	1.38mi
4 Glen Ct Poughkeepsie, NY	3.0	2.0	1782	$4,500	$2.53	45d	1	1.49mi

HOA detail

• Monthly dues: $1,082 · $12,984/yr
• Likely covers: watersewertrash

Listing history 23 events

1. 2026-06-18
   days on market $146,000 Active 88 DOM
2. 2026-06-17
   days on market $146,000 Active 87 DOM
3. 2026-06-16
   days on market $146,000 Active 86 DOM
4. 2026-06-15
   days on market $146,000 Active 85 DOM
5. 2026-06-14
   days on market $146,000 Active 83 DOM
6. 2026-06-10
   days on market $146,000 Active 80 DOM
7. 2026-06-09
   days on market $146,000 Active 79 DOM
8. 2026-06-08
   days on market $146,000 Active 78 DOM
9. 2026-06-07
   days on market $146,000 Active 77 DOM
10. 2026-06-03
    days on market $146,000 Active 73 DOM
11. 2026-06-02
    days on market $146,000 Active 72 DOM
12. 2026-06-01
    days on market $146,000 Active 71 DOM
13. 2026-05-31
    days on market $146,000 Active 70 DOM
14. 2026-05-30
    days on market $146,000 Active 69 DOM
15. 2026-05-08
    status Active 1649-char remark

    Show marketing remark (1649 chars)

    Welcome home! This privately situated 3 beds 2 full bath (1300 sq ft) spacious home in a quiet and accessible community awaits you. Very well maintained and recently refreshed throughout. You will enjoy the open floor plan offering a generous living room which flows seamlessly in the dining area/kitchen space. The kitchen comes with ample cabinetry and counterspace. Design with modern living in mind the large primary bedroom with ensuite and walk-in closet is nicely tucked away at one end while the other two additional bedrooms and full bath comprise the other. This home comes equipped with propane for heating and cooking. Abundance of natural light and high ceiling for an added sense of comfort. Truly an amazing opportunity for one level living. The entry deck is perfect for decorating with flowers or simply relaxing while tuning into the sounds of rustling leaves courtesy of your wooded privacy buffer. The wooden shed provides additional storage, and the 2 car-carport round out this package. HOA fee of $1082 includes park rent, garbage collection, sewer tax, and winter plowing. Water is billed quarterly. Park Approval requires a thoroughly completed application along with a 720-credit score or higher. No dogs allowed. Conveniently located with easy access to commuter routes, Taconic State Parkway, Poughkeepsie Train Station, Arlington Town Center, Vassar College, hospitals, and entertainment. Make the call today to schedule a private tour. An opportunity not to be missed. Pre-approval or Proof of funds preferred for scheduling appointments per owner. For questions pertaining to the park please call the management office

16. 2026-02-12
    listed $146,000 Active 1649-char remark

    Show marketing remark (1649 chars)

    Welcome home! This privately situated 3 beds 2 full bath (1300 sq ft) spacious home in a quiet and accessible community awaits you. Very well maintained and recently refreshed throughout. You will enjoy the open floor plan offering a generous living room which flows seamlessly in the dining area/kitchen space. The kitchen comes with ample cabinetry and counterspace. Design with modern living in mind the large primary bedroom with ensuite and walk-in closet is nicely tucked away at one end while the other two additional bedrooms and full bath comprise the other. This home comes equipped with propane for heating and cooking. Abundance of natural light and high ceiling for an added sense of comfort. Truly an amazing opportunity for one level living. The entry deck is perfect for decorating with flowers or simply relaxing while tuning into the sounds of rustling leaves courtesy of your wooded privacy buffer. The wooden shed provides additional storage, and the 2 car-carport round out this package. HOA fee of $1082 includes park rent, garbage collection, sewer tax, and winter plowing. Water is billed quarterly. Park Approval requires a thoroughly completed application along with a 720-credit score or higher. No dogs allowed. Conveniently located with easy access to commuter routes, Taconic State Parkway, Poughkeepsie Train Station, Arlington Town Center, Vassar College, hospitals, and entertainment. Make the call today to schedule a private tour. An opportunity not to be missed. Pre-approval or Proof of funds preferred for scheduling appointments per owner. For questions pertaining to the park please call the management office

17. 2026-02-09
    historical
18. 2026-01-13
    status Active
19. 2025-08-09
    listed $150,000 Active
20. 2023-05-09
    soldstatus $99,000
21. 2022-07-22
    listed $99,000
22. 2015-09-30
    soldstatus $66,000
23. 2015-07-11
    listed $72,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,158
• − Mortgage interest: −$8,178
• − Property taxes: −$2,190
• − Insurance: −$730
• − Repairs & maintenance: −$3,053
• − Management: −$3,053
• − HOA: −$12,984
• − Depreciation: −$4,247
• Taxable income: $3,723
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,160/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

Average 55/100 Cosmetic rehab

This 3-bedroom, 2-bathroom home in a quiet community is in average condition with some cosmetic updates needed to increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom vanity — dated and in need of replacement
• Moderate exterior siding — moderate wear
• Moderate exterior roof — moderate wear

Value-add opportunities

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen will attract more buyers
• Resale update bathroom vanity and fixtures — modernizing the bathroom will attract more buyers
• Both paint interior walls — painting interior walls will improve the home's curb appeal and value
• Both replace carpeting with hardwood or tile — hardwood or tile flooring will increase the home's value and appeal
• Both repair and paint exterior siding — repairing and painting the exterior will improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom vanity · dated and in need of replacement	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
exterior roof · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$18,000–90,000

Value-add ROI direction

• Resale update kitchen cabinets, countertops, and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom vanity and fixtures — modernizing the bathroom will attract more buyers ↑
• Both paint interior walls — painting interior walls will improve the home's curb appeal and value ↑
• Both replace carpeting with hardwood or tile — hardwood or tile flooring will increase the home's value and appeal ↑
• Both repair and paint exterior siding — repairing and painting the exterior will improve the home'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: Arlington Central School District
• NCES district ID: 3603270
• Math proficiency: 77% ▲ 19.00%
• Reading proficiency: 65% ▲ 12.00%
• Median HH income: $83,597
• Composite: 63.47/100
• National rank: #613
• State rank: #106 of 590 in NY

Livability — Titusville

• Score: 67/100
• State rank: #585
• US rank: #10597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dutchess County · 188,048 people
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 42,304
• Household income: $103,538
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 1404.0

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 (65%)
• Race & ethnicity: White 65% Hispanic / Latino 13% Black 11% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 4% Scotch-Irish 2% Iranian 1%
• Foreign-born: 15% · Canada, China
• Languages at home: 81% English-only · Spanish 8% Other Indo-European 4% German/W. Germanic 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: ▼ -377.61%
• Current HPI: 252.7003
• Rent YoY: ▲ 1.96%
• 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

+102.8% since first listed

9 events — show timeline

• 2026-05-08 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-02-12 Listed $146,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-09 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-08-09 Listed $150,000 OneKey® MLS as Distributed by MLS Grid
• 2023-05-09 Sold (MLS) $99,000 HVCRMLS
• 2022-07-22 Listed $99,000 HVCRMLS
• 2015-09-30 Sold (MLS) $66,000 OneKey® MLS as Distributed by MLS Grid
• 2015-07-11 Listed $72,000 OneKey® MLS as Distributed by MLS Grid