7 Treeline Cir · Beacon, NY 10516

$79,900

2 bd · 1.0 ba · 812 sqft · Manufactured · 3 Days on market

Built 2004 10 ac lot $530/mo HOA · 13% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A great opportunity to own an affordable home in the desirable Brookside Senior Citizen Mobile Home Cooperative! This well-maintained 2-bedroom, 1-bath home has recently been refreshed with new living room carpeting, new vinyl flooring in the kitchen and bathroom, and a fresh exterior power washing, making it move-in ready. Enjoy peaceful views of the beautiful green yard from this home, which features an eat-in kitchen with a dishwasher, gas stove, and washer/dryer hookup. Central A/C and forced-air heat provide year-round comfort and convenience. The low monthly fee of just $530.17 includes water, sewer, garbage, taxes, snow removal, leaf removal, and lawn maintenance, offering easy, affo

Key facts

• 10.45 acre lot
• Parking
• Built 2004

Property features AI

Finance

• HOA & community: Has association with monthly fee of $530; Association covers common area maintenance, grounds care, sewer, snow removal, trash and water; Located in a senior community

Exterior

• Parking: Attached parking (1 space)
• Utilities: Public sewer; Cable available
• Home design: Manufactured house / Mobile home; Living area reported from public records
• Construction: Mobile home construction
• Exterior features: Shed(s); Not waterfront

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Washer/dryer hookup; Deck
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $80k).
• Cap rate 37.4% 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.
• Haldane Central School District (town): math 65% / reading 83% proficiency, ranked #84 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Haldane Elementary School (math 57% / reading 77%, grade B+, #525 of 2,108 statewide, top 27%, 292 students, 18% FRL); Haldane Middle School (math 57% / reading 82%, grade A, #89 of 729 statewide, top 12%, 197 students, 16% FRL); Haldane High School (math 98% / reading 92%, grade A+, #93 of 1,100 statewide, top 10%, 314 students, 17% FRL).
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 5.00% ✓
• Cap rate: 37.44%
• Cash-on-cash: 111.24%
• DSCR: 5.95
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.34×
• Total profit: $119,525
• Equity at exit: $11,913

10-year hold

• IRR: —
• Equity multiple: 13.32×
• Total profit: $275,731
• Equity at exit: $6,908

Cash invested: $22,372 (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 10516

• Home prices YoY: -31.9%
• Active inventory: 38
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$530
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $2,074

Break-even live

Break-even rent $1,370

Max offer price $79,900

Occupancy floor 43%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Locust Dr Cold Spring, NY	1.0	1.0	748	$3,995	$5.34	13d	1	1.43mi

HOA detail

• Monthly dues: $530 · $6,360/yr
• Likely covers: watersewertrashgassnow removal

Listing history 7 events

1. 2026-06-18
   days on market $79,900 Active 3 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   status $79,900 Active 2 DOM
4. 2026-05-22
   listed $79,900 Active
5. 2026-05-21
   historical $79,900
6. 2016-10-31
   historical
7. 2016-04-20
   listed $39,500

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,940
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$6,360
• − Depreciation: −$2,324
• Taxable income: $25,512
• Est. tax owed @ 24.0%: −$6,123
• After-tax cash flow: $18,764/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: Haldane Central School District
• NCES district ID: 3613230
• Math proficiency: 65% ▼ -8.00%
• Reading proficiency: 83% ▲ 11.00%
• Median HH income: $81,824
• Composite: 65.66/100
• National rank: #462
• State rank: #84 of 590 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

• City population: 19,566
• Population (ZIP): 5,607

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 5% Two or more races 4%
• Common ancestry: Russian 5% Romanian 4% Italian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.80%
• Current HPI: 259.5306
• 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

+102.3% since first listed

4 events — show timeline

• 2026-05-22 Listed $79,900 OneKey® MLS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $79,900 OneKey® MLS as Distributed by MLS Grid
• 2016-10-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2016-04-20 Listed $39,500 OneKey® MLS as Distributed by MLS Grid

Property tax history

+25.0%/yr

Latest (2025): $11,682 · +517.5% YoY. Source: county tax records.