133 Sterling St #133 · Beacon, NY 10508

$169,999

1 bd · 1.0 ba · 870 sqft · Condo · 12 Days on market

Built 1974 Fair condition $195/sqft · 16% below area Est $203k · 16% under

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Why this score? — see what drove the A- 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 +29.1/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to easy, affordable living in Beacon’s sought-after Rombout Village. This well-proportioned 1-bedroom, 1-bathroom co-op offers a comfortable and functional layout, perfect for first-time buyers, downsizers, or commuters seeking convenience and value. The bright living and dining area provides a welcoming space for everyday living and entertaining, with sliding glass doors that open to your own private outdoor patio/balcony—ideal for morning coffee or unwinding at the end of the day. The spacious bedroom offers generous closet space, while the kitchen and bath present a great opportunity to customize and add your own style. Residents of Rombout Village enjoy beautifully maintained, park-like grounds along with community amenities. Monthly maintenance covers taxes, water, sewer, trash, and exterior upkeep, simplifying ownership. Located just minutes from Beacon’s vibrant Main Street, Metro-North, major highways, and the Hudson River waterfront, this home combines peaceful surroundings with easy access to everything the Hudson Valley has to offer. A rare opportunity to own in one of Beacon’s most accessible communities—don’t miss it.

Key facts

• Parking
• Community pool
• Built 1974

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 10.4% 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.
• Market conditions: 2 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $169,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.77%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $203,206
• List price: $169,999
• Delta: -16.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 2.13×
• Total profit: $53,635
• Equity at exit: $76,439

10-year hold

• IRR: 21.0%
• Equity multiple: 4.04×
• Total profit: $144,702
• Equity at exit: $117,801

Cash invested: $47,600 (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 10508

• Active inventory: 2
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $519

Break-even live

Break-even rent $1,571

Max offer price $169,999

Occupancy floor 72%

Sensitivity live

Price	-10% $637	-5% $578	+0% $519	+5% $461	+10% $402
Rent	-10% $343	-5% $431	+0% $519	+5% $607	+10% $695
Rate	-1.0pp $605	-0.5pp $563	base $519	+0.5pp $475	+1.0pp $431

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: $42,500
• Closing costs: $5,100
• 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	15d	1	0.29mi
1 Town View Dr Wappingers Falls, NY	1.0–3.0	1.0–2.0	1154	$2,440	$2.11	15d	9	0.58mi
1258 North Ave Unit 2 Beacon, NY	2.0	1.0	1000	$2,200	$2.20	44d	1	0.64mi
1 Colonial Rd #127 Beacon, NY	1.0	1.0	610	$1,850	$3.03	22d	1	0.76mi
8 Colonial Rd #8 Beacon, NY	1.0	1.0	640	$1,800	$2.81	22d	1	0.86mi
8 Colonial Rd #8 Beacon, NY	1.0	1.0	640	$2,000	$3.12	44d	1	0.86mi
1166 North Ave Unit 5 Beacon, NY	1.0	1.0	600	$2,300	$3.83	44d	1	0.92mi
30 Edgewater Pl Unit 309 Beacon, NY	1.0	1.0	807	$2,950	$3.66	15d	1	1.03mi
167 Main St Unit 2 Beacon, NY	2.0	1.0	1100	$2,600	$2.36	44d	1	1.04mi
284 Main St Unit 3 B Beacon, NY	—	1.0	650	$1,850	$2.85	44d	1	1.24mi
296 Main St #2 Beacon, NY	2.0	1.0	640	$2,950	$4.61	15d	1	1.27mi
2 Kitteridge Pl Beacon, NY	2.0	1.0	1000	$2,900	$2.90	44d	1	1.33mi
390 Main St Unit 3 Beacon, NY	1.0	1.0	800	$2,200	$2.75	24d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashlandscaping
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-05-12
   status Pending 1196-char remark

   Show marketing remark (1196 chars)

   Welcome to easy, affordable living in Beacon’s sought-after Rombout Village. This well-proportioned 1-bedroom, 1-bathroom co-op offers a comfortable and functional layout, perfect for first-time buyers, downsizers, or commuters seeking convenience and value. The bright living and dining area provides a welcoming space for everyday living and entertaining, with sliding glass doors that open to your own private outdoor patio/balcony—ideal for morning coffee or unwinding at the end of the day. The spacious bedroom offers generous closet space, while the kitchen and bath present a great opportunity to customize and add your own style. Residents of Rombout Village enjoy beautifully maintained, park-like grounds along with community amenities. Monthly maintenance covers taxes, water, sewer, trash, and exterior upkeep, simplifying ownership. Located just minutes from Beacon’s vibrant Main Street, Metro-North, major highways, and the Hudson River waterfront, this home combines peaceful surroundings with easy access to everything the Hudson Valley has to offer. A rare opportunity to own in one of Beacon’s most accessible communities—don’t miss it.

2. 2026-05-01
   listed $169,999 Active 1196-char remark

   Show marketing remark (1196 chars)

   Welcome to easy, affordable living in Beacon’s sought-after Rombout Village. This well-proportioned 1-bedroom, 1-bathroom co-op offers a comfortable and functional layout, perfect for first-time buyers, downsizers, or commuters seeking convenience and value. The bright living and dining area provides a welcoming space for everyday living and entertaining, with sliding glass doors that open to your own private outdoor patio/balcony—ideal for morning coffee or unwinding at the end of the day. The spacious bedroom offers generous closet space, while the kitchen and bath present a great opportunity to customize and add your own style. Residents of Rombout Village enjoy beautifully maintained, park-like grounds along with community amenities. Monthly maintenance covers taxes, water, sewer, trash, and exterior upkeep, simplifying ownership. Located just minutes from Beacon’s vibrant Main Street, Metro-North, major highways, and the Hudson River waterfront, this home combines peaceful surroundings with easy access to everything the Hudson Valley has to offer. A rare opportunity to own in one of Beacon’s most accessible communities—don’t miss it.

3. 2026-04-20
   historical $169,999 1196-char remark

   Show marketing remark (1196 chars)

   Welcome to easy, affordable living in Beacon’s sought-after Rombout Village. This well-proportioned 1-bedroom, 1-bathroom co-op offers a comfortable and functional layout, perfect for first-time buyers, downsizers, or commuters seeking convenience and value. The bright living and dining area provides a welcoming space for everyday living and entertaining, with sliding glass doors that open to your own private outdoor patio/balcony—ideal for morning coffee or unwinding at the end of the day. The spacious bedroom offers generous closet space, while the kitchen and bath present a great opportunity to customize and add your own style. Residents of Rombout Village enjoy beautifully maintained, park-like grounds along with community amenities. Monthly maintenance covers taxes, water, sewer, trash, and exterior upkeep, simplifying ownership. Located just minutes from Beacon’s vibrant Main Street, Metro-North, major highways, and the Hudson River waterfront, this home combines peaceful surroundings with easy access to everything the Hudson Valley has to offer. A rare opportunity to own in one of Beacon’s most accessible communities—don’t miss it.

ⓘ 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: $26,745
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$1,647
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$4,945
• Taxable income: $3,800
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $5,321/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

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to update the kitchen and bathroom, and freshen up the interior. With some updates, it could be a great investment for a first-time buyer or renter.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — outdated and in need of replacement
• Minor bathroom fixtures — standard fixtures, could be replaced

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale replace kitchen cabinets and appliances — Modern cabinets and appliances can significantly increase the home's appeal
• Resale update bathroom fixtures — Upgraded fixtures can make the bathroom more functional and attractive

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures, could be replaced	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale replace kitchen cabinets and appliances — Modern cabinets and appliances can significantly increase the home's appeal ↑
• Resale update bathroom fixtures — Upgraded fixtures can make the bathroom more functional and attractive ↑

ⓘ 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: 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

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $169,999 OneKey® MLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $169,999 OneKey® MLS as Distributed by MLS Grid