76 Sterling #76 · Beacon, NY 12508

$175,900

1 bd · 1.0 ba · 800 sqft · Condo · 104 Days on market

Built 1971 $619/mo HOA · 29% of rent

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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).

• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.1/10.0
• Rent growth +4.8/5.0
• Livability +4.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No Stairs! Mint & spacious garden style One bedroom in pristine, sought after complex. Updated: Kitchen, Bath, Windows, Doors, more. Central Air. Commuter's dream location: Just 1 mile to the Metro North trains, and to the Newburgh Beacon Bridge, and to RT. I-84; 5 minutes to the Taconic State Parkway. Commons fee includes: Water/Sewer, Land & School Taxes, Basic Cable, Snow & Garbage Removal, Pool service, & all Landscaping. 65% of the commons charge is tax deductible. Bring offers.

Key facts

• Recent upgrades
• Minutes from i 84
• Central a c

Tags

• MOVE IN READY
• UPDATED CO OP
• MINUTES FROM I 84
• SUPER WALKABLE MAIN STREET
• RECENT UPGRADES
• CENTRAL A C

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $176k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (15.9% below list).
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $148k (15.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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.
• Zoned schools: Glenham School (362 students, 40% FRL); Rombout Middle School (math 64% / reading 70%, grade A-, #101 of 729 statewide, top 15%, 615 students, 51% FRL); Beacon High School (math 90%, 830 students, 47% FRL).
• Market conditions: Rents rising fast (+9.1%/yr); 109 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 104 days — a 9% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $52k; list at $176k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 29% of rent.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,965 (15.9% 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. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.41×
• Total profit: $-28,919
• Equity at exit: $26,227

10-year hold

• IRR: 2.7%
• Equity multiple: 1.26×
• Total profit: $12,833
• Equity at exit: $15,209

Cash invested: $49,252 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$922
• Tax est. 1.5%: −$220 /mo · $2,638/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$619
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-193

Break-even live

Break-even rent $2,406

Max offer price $147,965

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Hudson View Dr Beacon, NY	1.0–2.0	1.0	801	$1,945	$2.43	14d	1	0.29mi
1 Town View Dr Wappingers Falls, NY	1.0–3.0	1.0–2.0	1154	$2,440	$2.11	14d	9	0.58mi
1258 North Ave Unit 2 Beacon, NY	2.0	1.0	1000	$2,200	$2.20	43d	1	0.64mi
1 Colonial Rd #127 Beacon, NY	1.0	1.0	610	$1,850	$3.03	21d	1	0.76mi
8 Colonial Rd #8 Beacon, NY	1.0	1.0	640	$1,800	$2.81	21d	1	0.86mi
8 Colonial Rd #8 Beacon, NY	1.0	1.0	640	$2,000	$3.12	43d	1	0.86mi
1166 North Ave Unit 5 Beacon, NY	1.0	1.0	600	$2,300	$3.83	43d	1	0.92mi
30 Edgewater Pl Unit 309 Beacon, NY	1.0	1.0	807	$2,950	$3.66	14d	1	1.03mi
167 Main St Unit 2 Beacon, NY	2.0	1.0	1100	$2,600	$2.36	43d	1	1.04mi
284 Main St Unit 3 B Beacon, NY	—	1.0	650	$1,850	$2.85	43d	1	1.24mi
296 Main St #2 Beacon, NY	2.0	1.0	640	$2,950	$4.61	14d	1	1.27mi
2 Kitteridge Pl Beacon, NY	2.0	1.0	1000	$2,900	$2.90	43d	1	1.33mi
390 Main St Unit 3 Beacon, NY	1.0	1.0	800	$2,200	$2.75	23d	1	1.46mi

HOA detail condo

• Monthly dues: $619 · $7,428/yr
• Likely covers: watersewertrashcablelandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-02-18
   status Pending
2. 2025-11-03
   listed $175,900 Active
3. 2011-05-03
   soldstatus $52,000 511-char remark

   Show marketing remark (511 chars)

   No Stairs! Mint & spacious garden style One bedroom in pristine, sought after complex. Updated: Kitchen, Bath, Windows, Doors, more. Central Air. Commuter's dream location: Just 1 mile to the Metro North trains, and to the Newburgh Beacon Bridge, and to RT. I-84; 5 minutes to the Taconic State Parkway. Commons fee includes: Water/Sewer, Land & School Taxes, Basic Cable, Snow & Garbage Removal, Pool service, & all Landscaping. 65% of the commons charge is tax deductible. Bring offers.

4. 2011-02-25
   historical 511-char remark

   Show marketing remark (511 chars)

   No Stairs! Mint & spacious garden style One bedroom in pristine, sought after complex. Updated: Kitchen, Bath, Windows, Doors, more. Central Air. Commuter's dream location: Just 1 mile to the Metro North trains, and to the Newburgh Beacon Bridge, and to RT. I-84; 5 minutes to the Taconic State Parkway. Commons fee includes: Water/Sewer, Land & School Taxes, Basic Cable, Snow & Garbage Removal, Pool service, & all Landscaping. 65% of the commons charge is tax deductible. Bring offers.

5. 2011-02-25
   price $55,000 511-char remark

   Show marketing remark (511 chars)

   No Stairs! Mint & spacious garden style One bedroom in pristine, sought after complex. Updated: Kitchen, Bath, Windows, Doors, more. Central Air. Commuter's dream location: Just 1 mile to the Metro North trains, and to the Newburgh Beacon Bridge, and to RT. I-84; 5 minutes to the Taconic State Parkway. Commons fee includes: Water/Sewer, Land & School Taxes, Basic Cable, Snow & Garbage Removal, Pool service, & all Landscaping. 65% of the commons charge is tax deductible. Bring offers.

6. 2010-06-21
   listed $52,000 511-char remark

   Show marketing remark (511 chars)

   No Stairs! Mint & spacious garden style One bedroom in pristine, sought after complex. Updated: Kitchen, Bath, Windows, Doors, more. Central Air. Commuter's dream location: Just 1 mile to the Metro North trains, and to the Newburgh Beacon Bridge, and to RT. I-84; 5 minutes to the Taconic State Parkway. Commons fee includes: Water/Sewer, Land & School Taxes, Basic Cable, Snow & Garbage Removal, Pool service, & all Landscaping. 65% of the commons charge is tax deductible. Bring offers.

7. 2010-06-20
   historical
8. 2009-11-21
   listed
9. 2005-12-28
   historical
10. 2005-06-28
    listed

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $25,944
• − Mortgage interest: −$9,853
• − Property taxes: −$2,638
• − Insurance: −$1,677
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$7,428
• − Depreciation: −$5,117
• Taxable loss: −$4,920
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-1,136/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

• 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

+238.3% since first listed

10 events — show timeline

• 2026-02-18 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-03 Listed $175,900 OneKey® MLS as Distributed by MLS Grid
• 2011-05-03 Sold (MLS) $52,000 HGMLS
• 2011-02-25 Price Changed $55,000 HGMLS
• 2011-02-25 Delisted — HGMLS
• 2010-06-21 Listed $52,000 HGMLS
• 2010-06-20 Delisted — HGMLS
• 2009-11-21 Listed — HGMLS
• 2005-12-28 Delisted — HGMLS
• 2005-06-28 Listed — HGMLS