5 Cayuga Dr · Myers Corner, NY 12590

$374,999

4 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 19 Days on market

Built 1962 7,405 sqft lot $226/sqft · 27% below area Est $515k · 27% 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 +8.1/30.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL MAINTAINED FAMILY HOME IN WAPPINGER FALLS. FEATURES 4 LARGE BEDROOM WITH WALK IN CLOSETS. LG LIVING ROOM WITH FORMAL DINNING ROOM, PELLET STOVE. WALL TO WALL CARPET,EAT IN KITCHEN W TAXAS SALOON DOORS AND CERAMIC TILES, FULL FINISHED WALK OUT BASEMENT. MECHANICALS TOP OF THE LINE CONDITIONS. A MUST SEE HOME. MOTIVATED SELLER. AGENTS PLEASE SEE CONFIDENTIAL REMARKS ON SHOWING TIMES.,EQUIPMENT:Carbon Monoxide Detector,Smoke Detectors,Water Filter,Below Grnd Sq Feet:528,AMENITIES:Medical Facility,ROOF:Asphalt Shingles,Level 2 Desc:1 BEDROOM, FAMILY ONE,ExteriorFeatures:Landscaped,Outside Lighting,FLOORING:Ceramic Tile,InteriorFeatures:Walk-In Closets,Sliding Glass Doors,AboveGrade:1660,Level 1 Desc:LIVING ROOM, 3 BEDROOMS, KITCHEN, BATH DINNING ROOM,OTHERROOMS:Family Room

Key facts

• Large eat-in kitchen
• Formal dining room
• Gutters replaced

Tags

• RAISED RANCH
• LARGE EAT-IN KITCHEN
• FORMAL DINING ROOM
• ACCESS TO THE DECK
• GUTTERS REPLACED
• UTILITIES REPLACED

Property features AI

Exterior

• Parking: Covered parking; Driveway; Off-street parking; Private parking; Detached 2-car garage
• Utilities: Public sewer; Water available; Electricity available; Cable available; Trash collection (private); Electric service by Central Hudson
• Home design: Single family residence
• Construction: Wood siding; Finished full basement with walk-out access; Attic: none
• Exterior features: Back yard; Private lot; Near public transit; Near shops; Near school; No waterfront; Garage(s) on property

Interior

• Kitchen: Oven; Range; Refrigerator; Dryer
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Steam heating; Wall/window air conditioning units
• Interior features: Washer/dryer hookup; Dehumidifier; Deck
• Laundry & utility: Washer; Washer hookup in basement; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-372 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (18.3% below list).
• Recommended offer: $306k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.9% in Myers Corner — 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 69/100 on livability (#511 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A; Watch: amenities F, commute F, cost of living D-.
• Wappingers Central School District (suburban): math 53% / reading 65% proficiency, ranked #207 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Sheafe Road Elementary School (math 36% / reading 53%, grade F, #1,277 of 2,108 statewide, top 64%, 575 students, 38% FRL); Wappingers Junior High School (math 30% / reading 54%, grade D-, #379 of 729 statewide, top 54%, 735 students, 36% FRL); Roy C Ketcham Senior High School (math 90% / reading 92%, grade A+, #203 of 1,100 statewide, top 20%, 1,612 students, 31% FRL) — zoned schools average 35% FRL vs 15% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.1%/yr); 205 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 36% of the median local income ($102k/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 $3k of loan paydown is wiped out by about $11k 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 19 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $218k; list at $375k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $306,483 (18.3% 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 1962 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.82% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.25%
• DSCR: 0.81
• GRM: 10.2

CMA / ARV

• ARV (median comp): $515,234
• List price: $374,999
• Delta: -27.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Seneca Ln	0.10mi	4/2.0	1,782 (+7%)	23mo	$387,000	$217	60
25 Mac Farlane Rd	0.50mi	3/2.0 (-1)	1,702 (+2%)	5mo	$440,000	$259	59
9 Fowlerhouse Rd	0.41mi	3/1.0 (-1)	1,848 (+11%)	11mo	$410,000	$222	48
32 Sucich Pl	0.56mi	3/1.5 (-1)	1,612 (-3%)	24mo	$410,000	$254	42
14 Sucich Pl	0.60mi	3/2.0 (-1)	1,716 (+3%)	19mo	$400,010	$233	41
16 Beechwood Cir	0.30mi	3/3.0 (-1)	1,846 (+11%)	23mo	$455,000	$246	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.11×
• Total profit: $-93,257
• Equity at exit: $55,914

10-year hold

• IRR: -42.3%
• Equity multiple: -0.39×
• Total profit: $-145,719
• Equity at exit: $32,423

Cash invested: $105,000 (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 12590

• Rents YoY: -1.1%
• Active inventory: 205
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,065 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$670 /mo · $8,043/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-372

Break-even live

Break-even rent $3,535

Max offer price $309,320

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Franklindale Ave Unit 21 UPPER Wappingers Falls, NY	3.0	1.0	1600	$2,195	$1.37	43d	1	1.09mi
5118 Princess Cir Unit Three Wappingers Falls, NY	3.0	2.0	1300	$2,850	$2.19	23d	1	1.14mi

Listing history 10 events

1. 2026-05-01
   listed $374,999 Active 1099-char remark
2. 2026-01-31
   status Pending
3. 2026-01-30
   historical
4. 2026-01-13
   price $375,000
5. 2025-11-24
   listed $394,998 Active
6. 2025-11-22
   historical
7. 2017-07-20
   soldstatus $217,500
8. 2017-07-10
   soldstatus $217,500

   Show marketing remark (784 chars)

   WELL MAINTAINED FAMILY HOME IN WAPPINGER FALLS. FEATURES 4 LARGE BEDROOM WITH WALK IN CLOSETS. LG LIVING ROOM WITH FORMAL DINNING ROOM, PELLET STOVE. WALL TO WALL CARPET,EAT IN KITCHEN W TAXAS SALOON DOORS AND CERAMIC TILES, FULL FINISHED WALK OUT BASEMENT. MECHANICALS TOP OF THE LINE CONDITIONS. A MUST SEE HOME. MOTIVATED SELLER. AGENTS PLEASE SEE CONFIDENTIAL REMARKS ON SHOWING TIMES.,EQUIPMENT:Carbon Monoxide Detector,Smoke Detectors,Water Filter,Below Grnd Sq Feet:528,AMENITIES:Medical Facility,ROOF:Asphalt Shingles,Level 2 Desc:1 BEDROOM, FAMILY ONE,ExteriorFeatures:Landscaped,Outside Lighting,FLOORING:Ceramic Tile,InteriorFeatures:Walk-In Closets,Sliding Glass Doors,AboveGrade:1660,Level 1 Desc:LIVING ROOM, 3 BEDROOMS, KITCHEN, BATH DINNING ROOM,OTHERROOMS:Family Room

9. 2017-03-04
   listed $235,000

   Show marketing remark (784 chars)

   WELL MAINTAINED FAMILY HOME IN WAPPINGER FALLS. FEATURES 4 LARGE BEDROOM WITH WALK IN CLOSETS. LG LIVING ROOM WITH FORMAL DINNING ROOM, PELLET STOVE. WALL TO WALL CARPET,EAT IN KITCHEN W TAXAS SALOON DOORS AND CERAMIC TILES, FULL FINISHED WALK OUT BASEMENT. MECHANICALS TOP OF THE LINE CONDITIONS. A MUST SEE HOME. MOTIVATED SELLER. AGENTS PLEASE SEE CONFIDENTIAL REMARKS ON SHOWING TIMES.,EQUIPMENT:Carbon Monoxide Detector,Smoke Detectors,Water Filter,Below Grnd Sq Feet:528,AMENITIES:Medical Facility,ROOF:Asphalt Shingles,Level 2 Desc:1 BEDROOM, FAMILY ONE,ExteriorFeatures:Landscaped,Outside Lighting,FLOORING:Ceramic Tile,InteriorFeatures:Walk-In Closets,Sliding Glass Doors,AboveGrade:1660,Level 1 Desc:LIVING ROOM, 3 BEDROOMS, KITCHEN, BATH DINNING ROOM,OTHERROOMS:Family Room

10. 1990-06-25
    soldstatus $130,000

ⓘ 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: $8,043 · $670/mo
• Projected year-2 tax: $8,043 · $670/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 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: $36,778
• − Mortgage interest: −$21,006
• − Property taxes: −$8,043
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − Depreciation: −$10,909
• Taxable loss: −$10,939
• Est. tax savings @ 24.0%: +$2,625
• After-tax cash flow: $-1,836/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: Wappingers Central School District
• NCES district ID: 3629880
• Math proficiency: 53% ▼ -4.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $83,184
• Composite: 53.38/100
• National rank: #1474
• State rank: #207 of 590 in NY

Livability — Myers Corner

• Score: 69/100
• State rank: #511
• US rank: #9062

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dutchess County · 188,048 people
• City population: 35,823
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 35,712
• Household income: $102,285
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 786.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 18% Two or more races 8% Black 8% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Italian 1% Lithuanian 1%
• Foreign-born: 12% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Chinese 1%

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: ▼ -411.49%
• Current HPI: 255.2764
• Rent YoY: ▼ -1.08%
• 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

+188.5% since first listed

11 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $374,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-31 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-01-30 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $375,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-24 Listed $394,998 OneKey® MLS as Distributed by MLS Grid
• 2025-11-22 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2017-07-20 Sold (Public Records) $217,500 Public Records
• 2017-07-10 Sold (MLS) $217,500 OneKey® MLS as Distributed by MLS Grid
• 2017-03-04 Listed $235,000 OneKey® MLS as Distributed by MLS Grid
• 1990-06-25 Sold (Public Records) $130,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $8,043 · +2.1% YoY. Source: county tax records.