4 Scribo Ln · Myers Corner, NY 12590

$195,000

3 bd · 2.0 ba · 1,400 sqft · Manufactured · 77 Days on market

Built 2001 Fair condition $622/mo HOA · 20% of rent

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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 +26.5/30.0
• 1% rule +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4 Scribo Lane in Wappingers Falls—a well-kept 3-bedroom, 2-bath double-wide that delivers space, comfort, and value. Enjoy an open layout, central air, and a bright kitchen featuring a beautiful backsplash and custom countertops. The private primary suite offers walk-in closets and its own full bath, while two additional bedrooms provide flexibility for guests, office space, or more. Dining room set included. Step outside to an oversized front porch, a spacious shed, and private parking with a large area that fits up to 4 cars. Conveniently located within walking distance to parks and close to shopping, dining, and commuter routes.

Key facts

• Bright kitchen
• Beautiful backsplash
• Walk-in closets

Tags

• OPEN LAYOUT
• BRIGHT KITCHEN
• BEAUTIFUL BACKSPLASH
• CUSTOM COUNTERTOPS
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: Rents soft (-1.1%/yr); 205 active listings in the ZIP; 1 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 37% 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 $1k of loan paydown is wiped out by about $6k 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 77 days — a 6% lower offer ($183k) 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 $135k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.61% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.32%
• DSCR: 1.50
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.37×
• Total profit: $-34,476
• Equity at exit: $29,075

10-year hold

• IRR: -29.9%
• Equity multiple: -0.02×
• Total profit: $-55,561
• Equity at exit: $16,860

Cash invested: $54,600 (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 12590

• Rents YoY: -1.1%
• Active inventory: 205
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,145 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$622
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $89

Break-even live

Break-even rent $3,033

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $223	-5% $156	+0% $89	+5% $21	+10% $-46
Rent	-10% $-160	-5% $-36	+0% $89	+5% $213	+10% $337
Rate	-1.0pp $187	-0.5pp $138	base $89	+0.5pp $38	+1.0pp $-13

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Louise Ln Unit 2 Hopewell Junction, NY	3.0	2.0	1800	$4,200	$2.33	14d	1	1.41mi

HOA detail

• Monthly dues: $622 · $7,464/yr

Listing history 19 events

1. 2026-06-18
   days on market $195,000 Active 77 DOM
2. 2026-06-17
   days on market $195,000 Active 76 DOM
3. 2026-06-16
   days on market $195,000 Active 75 DOM
4. 2026-06-15
   days on market $195,000 Active 74 DOM
5. 2026-06-14
   days on market $195,000 Active 72 DOM
6. 2026-06-10
   days on market $195,000 Active 69 DOM
7. 2026-06-09
   days on market $195,000 Active 68 DOM
8. 2026-06-08
   days on market $195,000 Active 67 DOM
9. 2026-06-07
   days on market $195,000 Active 66 DOM
10. 2026-06-03
    days on market $195,000 Active 62 DOM
11. 2026-06-02
    days on market $195,000 Active 61 DOM
12. 2026-06-01
    days on market $195,000 Active 60 DOM
13. 2026-05-31
    days on market $195,000 Active 59 DOM
14. 2026-05-30
    days on market $195,000 Active 58 DOM
15. 2026-04-02
    listed $195,000 Active 658-char remark

    Show marketing remark (658 chars)

    Welcome to 4 Scribo Lane in Wappingers Falls—a well-kept 3-bedroom, 2-bath double-wide that delivers space, comfort, and value. Enjoy an open layout, central air, and a bright kitchen featuring a beautiful backsplash and custom countertops. The private primary suite offers walk-in closets and its own full bath, while two additional bedrooms provide flexibility for guests, office space, or more. Dining room set included. Step outside to an oversized front porch, a spacious shed, and private parking with a large area that fits up to 4 cars. Conveniently located within walking distance to parks and close to shopping, dining, and commuter routes.

16. 2018-08-20
    soldstatus $135,000 590-char remark

    Show marketing remark (590 chars)

    Totally renovated home. Lovely hardwood floors throughout, high end stainless steel refrigerator and stove. Beautiful backsplash in kitchen makes this kitchen shine! Master bedroom with bath and two additional good sized bedrooms. Great deck perfect for entertaining or relaxing after a long day. Nice level yard with shed for storage.,AboveGrade:1400,Level 1 Desc:LR, DR, KITCHEN, 3BRS, 2 BATHS,EQUIPMENT:Carbon Monoxide Detector,Smoke Detectors,Cooling:Ceiling Fan,ROOF:Asphalt Shingles,OTHERROOMS:Laundry/Util. Room,Formal Dining Room,FLOORING:Wood,ASNFENCLDS:Mobile Home Park Fees,Taxes

17. 2018-07-02
    listed $145,000 590-char remark

    Show marketing remark (590 chars)

    Totally renovated home. Lovely hardwood floors throughout, high end stainless steel refrigerator and stove. Beautiful backsplash in kitchen makes this kitchen shine! Master bedroom with bath and two additional good sized bedrooms. Great deck perfect for entertaining or relaxing after a long day. Nice level yard with shed for storage.,AboveGrade:1400,Level 1 Desc:LR, DR, KITCHEN, 3BRS, 2 BATHS,EQUIPMENT:Carbon Monoxide Detector,Smoke Detectors,Cooling:Ceiling Fan,ROOF:Asphalt Shingles,OTHERROOMS:Laundry/Util. Room,Formal Dining Room,FLOORING:Wood,ASNFENCLDS:Mobile Home Park Fees,Taxes

18. 2017-10-10
    historical
19. 2017-04-10
    listed $145,000

ⓘ 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 6/10 Major FEMA zone AE · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $37,744
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$6,094
• − Repairs & maintenance: −$3,020
• − Management: −$3,020
• − HOA: −$7,464
• − Depreciation: −$5,673
• Taxable loss: −$1,373
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,394/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 mobile home requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and updating the kitchen would significantly enhance its appeal and worth.

Repairs flagged

• Minor porch floor — slight wear
• Minor exterior trim — slight wear

Value-add opportunities

• Both paint exterior trim — enhances curb appeal and value
• Both replace worn flooring — improves comfort and value
• Both update kitchen cabinets — modernizes space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
porch floor · slight wear	Minor	$500–3,000
exterior trim · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior trim — enhances curb appeal and value ↑
• Both replace worn flooring — improves comfort and value ↑
• Both update kitchen cabinets — modernizes space and adds value ↑

ⓘ 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: 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

• Census place: Myers Corner, NY
• 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

+34.5% since first listed

5 events — show timeline

• 2026-04-02 Listed $195,000 OneKey® MLS as Distributed by MLS Grid
• 2018-08-20 Sold (MLS) $135,000 OneKey® MLS as Distributed by MLS Grid
• 2018-07-02 Listed $145,000 OneKey® MLS as Distributed by MLS Grid
• 2017-10-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-04-10 Listed $145,000 OneKey® MLS as Distributed by MLS Grid