17 Plymouth Rock Rd · Dover Plains, NY 12522

$185,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 40 Days on market

Built 1948 0.36 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A charming and sun-filled 2-bedroom, 1-bath home offering approximately 750 square feet of thoughtfully designed living space in Dover Plains. This inviting pied-à-terre combines comfort and efficiency, making it an ideal full-time residence or weekend retreat. Natural light pours through the home, creating a warm and welcoming atmosphere throughout. The layout maximizes space while maintaining a cozy, livable flow. Conveniently located for commuters, the property provides easy access to multiple Metro-North stations, as well as a straightforward connection to Westchester and surrounding areas. Whether you are seeking a peaceful escape or a practical home base with accessibility in mind, this delightful property presents a unique opportunity to enjoy simplicity, charm, and convenience in a desirable location.

Key facts

• Desirable location
• Sun-filled home
• 0.36 acre lot

Tags

• SUN-FILLED HOME
• DESIRABLE LOCATION

Property features AI

Exterior

• Parking: 2 parking spaces; Driveway and off-street parking
• Utilities: Septic tank; Electricity connected
• Home design: Single family residence; 768 total building area
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 total rooms (includes bedroom on first floor)
• Flooring: Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Oil-fired heating; No central cooling
• Interior features: First-floor bedroom; Basement with crawl space; Crawl attic
• Laundry & utility: Washer and dryer inside

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#818 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living B; Watch: commute C-, housing D+, amenities F.
• Dover Union Free School District (rural): math 44% / reading 48% proficiency, ranked #433 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dover Elementary School (math 33% / reading 44%, grade F, #1,509 of 2,108 statewide, top 72%, 296 students, 71% FRL); Dover Middle School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 301 students, 68% FRL); Dover High School (math 92% / reading 74%, grade A, #435 of 1,100 statewide, top 40%, 467 students, 59% FRL) — zoned schools average 66% FRL vs 38% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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 $119k; list at $185k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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.
5. 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.
6. 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: 2.12% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.18%
• DSCR: 2.79
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 5.08×
• Total profit: $211,339
• Equity at exit: $166,663

10-year hold

• IRR: 48.9%
• Equity multiple: 11.34×
• Total profit: $535,714
• Equity at exit: $359,414

Cash invested: $51,800 (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 12522

• Home prices YoY: 17.7%
• Active inventory: 36
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $3,928 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$321 /mo · $3,856/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $1,734

Break-even live

Break-even rent $1,732

Max offer price $185,000

Occupancy floor 51%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-07
   statusdays on market $185,000 Pending 40 DOM
2. 2026-06-04
   days on market $185,000 Active 39 DOM

   Show marketing remark (827 chars)

   A charming and sun-filled 2-bedroom, 1-bath home offering approximately 750 square feet of thoughtfully designed living space in Dover Plains. This inviting pied-à-terre combines comfort and efficiency, making it an ideal full-time residence or weekend retreat. Natural light pours through the home, creating a warm and welcoming atmosphere throughout. The layout maximizes space while maintaining a cozy, livable flow. Conveniently located for commuters, the property provides easy access to multiple Metro-North stations, as well as a straightforward connection to Westchester and surrounding areas. Whether you are seeking a peaceful escape or a practical home base with accessibility in mind, this delightful property presents a unique opportunity to enjoy simplicity, charm, and convenience in a desirable location.

3. 2026-06-02
   days on market $185,000 Active 38 DOM
4. 2026-06-01
   days on market $185,000 Active 37 DOM
5. 2026-05-31
   days on market $185,000 Active 36 DOM
6. 2026-05-01
   historical Active Under Contract 827-char remark

   Show marketing remark (827 chars)

   A charming and sun-filled 2-bedroom, 1-bath home offering approximately 750 square feet of thoughtfully designed living space in Dover Plains. This inviting pied-à-terre combines comfort and efficiency, making it an ideal full-time residence or weekend retreat. Natural light pours through the home, creating a warm and welcoming atmosphere throughout. The layout maximizes space while maintaining a cozy, livable flow. Conveniently located for commuters, the property provides easy access to multiple Metro-North stations, as well as a straightforward connection to Westchester and surrounding areas. Whether you are seeking a peaceful escape or a practical home base with accessibility in mind, this delightful property presents a unique opportunity to enjoy simplicity, charm, and convenience in a desirable location.

7. 2026-04-24
   listed $185,000 Active 827-char remark

   Show marketing remark (827 chars)

   A charming and sun-filled 2-bedroom, 1-bath home offering approximately 750 square feet of thoughtfully designed living space in Dover Plains. This inviting pied-à-terre combines comfort and efficiency, making it an ideal full-time residence or weekend retreat. Natural light pours through the home, creating a warm and welcoming atmosphere throughout. The layout maximizes space while maintaining a cozy, livable flow. Conveniently located for commuters, the property provides easy access to multiple Metro-North stations, as well as a straightforward connection to Westchester and surrounding areas. Whether you are seeking a peaceful escape or a practical home base with accessibility in mind, this delightful property presents a unique opportunity to enjoy simplicity, charm, and convenience in a desirable location.

8. 2026-04-24
   listed $185,000 Active 827-char remark

   Show marketing remark (827 chars)

   A charming and sun-filled 2-bedroom, 1-bath home offering approximately 750 square feet of thoughtfully designed living space in Dover Plains. This inviting pied-à-terre combines comfort and efficiency, making it an ideal full-time residence or weekend retreat. Natural light pours through the home, creating a warm and welcoming atmosphere throughout. The layout maximizes space while maintaining a cozy, livable flow. Conveniently located for commuters, the property provides easy access to multiple Metro-North stations, as well as a straightforward connection to Westchester and surrounding areas. Whether you are seeking a peaceful escape or a practical home base with accessibility in mind, this delightful property presents a unique opportunity to enjoy simplicity, charm, and convenience in a desirable location.

9. 2014-02-01
   soldstatus $119,000
10. 2013-12-19
    soldstatus $111,860

    Show marketing remark (322 chars)

    Cute as can be, this one level Ranch is triple mint! Downsizing or starting a new beginning, this home is perfect. Large LR, newly done eat in kitchen w/gas range, 2 BR's, full bath, laundry/mud room & a utility room which doubles as a pantry. Just move right in! This is not a short sale, owner wants to sell quickly!

11. 2013-12-19
    soldstatus $111,860

    Show marketing remark (322 chars)

    Cute as can be, this one level Ranch is triple mint! Downsizing or starting a new beginning, this home is perfect. Large LR, newly done eat in kitchen w/gas range, 2 BR's, full bath, laundry/mud room & a utility room which doubles as a pantry. Just move right in! This is not a short sale, owner wants to sell quickly!

12. 2013-12-19
    soldstatus $111,860

    Show marketing remark (322 chars)

    Cute as can be, this one level Ranch is triple mint! Downsizing or starting a new beginning, this home is perfect. Large LR, newly done eat in kitchen w/gas range, 2 BR's, full bath, laundry/mud room & a utility room which doubles as a pantry. Just move right in! This is not a short sale, owner wants to sell quickly!

13. 2013-10-31
    historical
14. 2013-10-31
    price $119,000
15. 2013-02-05
    listed $119,000

    Show marketing remark (322 chars)

    Cute as can be, this one level Ranch is triple mint! Downsizing or starting a new beginning, this home is perfect. Large LR, newly done eat in kitchen w/gas range, 2 BR's, full bath, laundry/mud room & a utility room which doubles as a pantry. Just move right in! This is not a short sale, owner wants to sell quickly!

16. 2013-02-04
    listed $111,860
17. 2013-02-04
    listed $119,000
18. 2010-12-02
    historical
19. 2010-06-02
    listed

ⓘ 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: $3,856 · $321/mo
• Projected year-2 tax: $3,856 · $321/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $47,134
• − Mortgage interest: −$10,363
• − Property taxes: −$3,856
• − Insurance: −$925
• − Repairs & maintenance: −$3,771
• − Management: −$3,771
• − Depreciation: −$5,382
• Taxable income: $19,067
• Est. tax owed @ 24.0%: −$4,576
• After-tax cash flow: $16,237/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: Dover Union Free School District
• NCES district ID: 3609210
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $58,267
• Composite: 40.25/100
• National rank: #3768
• State rank: #433 of 590 in NY

Livability — Dover Plains

• Score: 63/100
• State rank: #818
• US rank: #15806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,074

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 10% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 5% Cuban 2%
• Common ancestry: Lithuanian 3% Scandinavian 2% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 4% Chinese 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: ▲ 39.50%
• Current HPI: 262.8121
• 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

+65.4% since first listed

16 events — show timeline

• 2026-06-04 Pending — HVCRMLS
• 2026-06-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Contingent — HVCRMLS
• 2026-04-24 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Listed $185,000 HVCRMLS
• 2014-02-01 Sold (Public Records) $119,000 Public Records
• 2013-12-19 Sold (MLS) $111,860 OneKey® MLS as Distributed by MLS Grid
• 2013-12-19 Sold (MLS) $111,860 HGMLS
• 2013-12-19 Sold (MLS) $111,860 Smart MLS
• 2013-10-31 Delisted — HGMLS
• 2013-10-31 Price Changed $119,000 HGMLS
• 2013-02-05 Listed $119,000 Smart MLS
• 2013-02-04 Listed $119,000 OneKey® MLS as Distributed by MLS Grid
• 2013-02-04 Listed $111,860 HGMLS
• 2010-12-02 Delisted — HGMLS
• 2010-06-02 Listed — HGMLS

Property tax history

+2.0%/yr

Latest (2025): $3,856 · -0.3% YoY. Source: county tax records.