57 Sheafe Rd · Poughkeepsie, NY 12601

$100,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 8 Days on market

Built 1978 Fair condition $862/mo HOA · 39% of rent

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Why this score? — see what drove the C+ 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 +23.4/30.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, low-maintenance living in the highly desirable Camelot Village Mobile Home Park, managed by Elgen Homes. This spacious 3-bedroom, 2-full-bathroom manufactured home offers a fantastic, functional layout perfect for first-time buyers, downsizers, or anyone looking for affordable comfort in Dutchess County. Solar panels are owned and help provide low utility bills

Key facts

• Community pool
• Built 1978
• Listed 8 days

Property features AI

Finance

• HOA & community: Association with a monthly fee; Monthly association fee covers common area maintenance, grounds care, pool service, and snow removal

Exterior

• Parking: Driveway
• Utilities: Orange & Rockland electric service; Public sewer; Cable connected; Electricity connected; Propane available; Water connected
• Home design: Manufactured house; Single wide mobile home; Actual property condition
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Not waterfront

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 5 rooms total (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Primary bathroom; Washer/dryer hookup
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 8.5% vs local median 3.4% in Poughkeepsie — 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 78/100 on livability (#165 in NY, #2,577 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: employment D+, crime F.
• Poughkeepsie City School District (suburban): math 29% / reading 42% proficiency, ranked #559 of 590 in NY (top 95%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 189 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• This rent runs 41% of the median local income ($64k/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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $100,000

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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 2.20% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,351
• Equity at exit: $14,910

10-year hold

• IRR: 9.3%
• Equity multiple: 1.77×
• Total profit: $21,641
• Equity at exit: $8,646

Cash invested: $28,000 (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 12601

• Rents YoY: 3.7%
• Active inventory: 189
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,200 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$862
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $185

Break-even live

Break-even rent $1,966

Max offer price $100,000

Occupancy floor 87%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6mt Carmel PL Unit 2 Poughkeepsie, NY	3.0	1.0	1250	$2,500	$2.00	23d	1	0.03mi
205 Union St Unit 2 Poughkeepsie, NY	2.0	1.0	1200	$2,200	$1.83	43d	1	0.20mi
32 Balding Ave Unit 2 Poughkeepsie, NY	3.0	1.0	1226	$2,500	$2.04	43d	1	0.23mi
337 Main St Unit 3F Poughkeepsie, NY	2.0	2.0	1300	$2,300	$1.77	23d	1	0.23mi
77 Marshall St Unit 1F Poughkeepsie, NY	3.0	1.0	1050	$2,350	$2.24	43d	1	0.25mi
77 Marshall St Fl 1 Poughkeepsie, NY	3.0	1.0	1050	$2,250	$2.14	23d	1	0.25mi
77 Marshall St Poughkeepsie, NY	3.0	1.0	1050	$2,250	$2.14	43d	1	0.25mi
57 Cannon St Poughkeepsie, NY	2.0	1.0	938	$2,315	$2.47	13d	19	0.26mi
51 Gifford Ave #1 Poughkeepsie, NY	2.0	1.0	996	$2,200	$2.21	43d	1	0.32mi
163 Union St Unit 1 Poughkeepsie, NY	2.0	1.0	768	$2,150	$2.80	43d	1	0.32mi
52 S Bridge St Unit 1st Floor Poughkeepsie, NY	2.0	1.0	834	$1,895	$2.27	43d	1	0.32mi
52 S Bridge St Unit 2nd Floor Poughkeepsie, NY	2.0	1.0	834	$1,895	$2.27	23d	1	0.32mi
54 S Bridge St Poughkeepsie, NY	2.0	1.0	700	$1,725	$2.46	13d	1	0.33mi
15 S Hamilton St Poughkeepsie, NY	1.0–2.0	1.0	900	$2,205	$2.45	13d	3	0.35mi
40 Parker Ave Apt 1 Poughkeepsie, NY	3.0	1.0	1100	$2,100	$1.91	43d	1	0.35mi
205 Church St Poughkeepsie, NY	2.0	1.0	801	$2,011	$2.51	13d	1	0.36mi
1 S Hamilton St Unit 3 Poughkeepsie, NY	3.0	1.0	1100	$2,500	$2.27	43d	1	0.36mi
50 Parker Ave Unit 2 Poughkeepsie, NY	3.0	1.0	1300	$2,150	$1.65	23d	1	0.37mi
50 Parker Ave Unit 3 Poughkeepsie, NY	3.0	1.0	1300	$2,100	$1.62	43d	1	0.37mi
40 N Clover St Poughkeepsie, NY	3.0	1.0	1000	$2,175	$2.17	43d	1	0.38mi
43 High St Unit 1 Poughkeepsie, NY	4.0	1.0	1250	$2,300	$1.84	23d	1	0.38mi
53 S Clover St #1 Poughkeepsie, NY	2.0	1.0	948	$2,500	$2.64	13d	1	0.43mi
78 N Clinton St Apt 1 Poughkeepsie, NY	2.0	1.0	750	$2,000	$2.67	43d	1	0.43mi
32 Vernon Ter Unit 1 Poughkeepsie, NY	2.0	1.0	750	$1,800	$2.40	43d	1	0.43mi
15 Vernon Ter Poughkeepsie, NY	2.0	1.0	750	$1,800	$2.40	43d	1	0.44mi
1 Delafield St #2 Poughkeepsie, NY	2.0	1.0	850	$1,925	$2.26	43d	1	0.45mi
35 Taylor Ave Unit 2 Poughkeepsie, NY	2.0	2.0	1118	$1,950	$1.74	13d	1	0.46mi
52 Talmadge St Unit 1 Poughkeepsie, NY	2.0	1.0	750	$1,800	$2.40	23d	1	0.46mi
49 S Hamilton St Unit 2 Poughkeepsie, NY	3.0	1.0	1100	$2,000	$1.82	43d	1	0.47mi
2 Park Pl Unit 2 Poughkeepsie, NY	3.0	1.0	1380	$1,900	$1.38	23d	1	0.47mi
62 Talmadge St #2 Poughkeepsie, NY	2.0	1.0	750	$1,850	$2.47	13d	1	0.48mi
139 N Hamilton St Unit 2 Poughkeepsie, NY	4.0	1.0	955	$1,900	$1.99	13d	1	0.50mi
109 Montgomery St Unit 1C Poughkeepsie, NY	2.0	1.0	1000	$1,850	$1.85	43d	1	0.50mi
7 S Clinton St #2 Poughkeepsie, NY	2.0	1.0	1140	$2,045	$1.79	23d	1	0.51mi
61 Delafield St Unit 2 Poughkeepsie, NY	3.0	1.0	1400	$2,600	$1.86	13d	1	0.53mi
131 N Clinton St Poughkeepsie, NY	2.0	1.0	1050	$1,350	$1.29	13d	1	0.55mi
156 N Clinton St Apt 2 Poughkeepsie, NY	3.0	1.0	1300	$1,800	$1.38	23d	1	0.58mi
151 Cannon St Unit 3 Poughkeepsie, NY	3.0	1.0	864	$2,100	$2.43	23d	1	0.58mi
157 N Clinton St Unit B Poughkeepsie, NY	2.0	1.0	900	$2,100	$2.33	43d	1	0.60mi
38 Carroll St Unit 2 Poughkeepsie, NY	2.0	1.0	1000	$2,000	$2.00	43d	1	0.60mi

HOA detail

• Monthly dues: $862 · $10,344/yr

Listing history 6 events

1. 2026-06-18
   days on market $100,000 Active 8 DOM
2. 2026-06-17
   days on market $100,000 Active 7 DOM
3. 2026-06-16
   days on market $100,000 Active 6 DOM
4. 2026-06-15
   days on market $100,000 Active 5 DOM
5. 2026-06-14
   remarks 380-char remark
6. 2026-06-14
   listed $100,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,405
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$10,344
• − Depreciation: −$2,909
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $1,905/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 · 14 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with some cosmetic repairs and maintenance needed. It offers a good layout and is located in a desirable park, making it a solid investment with potential for value appreciation.

Repairs flagged

• Minor Kitchen countertops — Scratches and minor stains are visible on the countertops.
• Minor Bathroom walls — Discoloration and minor stains are visible on the bathroom walls.
• Minor Living room carpet — Signs of wear and tear are visible on the carpet.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers.
• Resale Replace worn carpet — Fresh carpet can improve the home's overall condition and make it more appealing to potential buyers.
• Rental Clean and maintain HVAC system — A well-maintained HVAC system can help keep the home comfortable and reduce utility costs, making it more attractive to renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Scratches and minor stains are visible on the countertops.	Minor	$500–3,000
Bathroom walls · Discoloration and minor stains are visible on the bathroom walls.	Minor	$500–3,000
Living room carpet · Signs of wear and tear are visible on the carpet.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance and appeal to potential buyers. ↑
• Resale Replace worn carpet — Fresh carpet can improve the home's overall condition and make it more appealing to potential buyers. ↑
• Rental Clean and maintain HVAC system — A well-maintained HVAC system can help keep the home comfortable and reduce utility costs, making it more attractive to renters. ↑

ⓘ 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: Poughkeepsie City School District
• NCES district ID: 3623760
• Math proficiency: 29% ▲ 5.00%
• Reading proficiency: 42% ▲ 12.00%
• Median HH income: $39,159
• Composite: 29.68/100
• National rank: #6459
• State rank: #559 of 590 in NY

Livability — Poughkeepsie

• Score: 78/100
• State rank: #165
• US rank: #2577

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Poughkeepsie, NY
• County: Dutchess County · 188,048 people
• City population: 86,468
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 44,164
• Household income: $63,652
• Rent vs Own: 56.8% rent · 43.2% own
• Severe rent burden: 2891.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 44% Black 24% Hispanic / Latino 22% Two or more races 17% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, China
• Languages at home: 79% English-only · Spanish 15% Other Indo-European 1% 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: ▼ -210.62%
• Current HPI: 293.9789
• Rent YoY: ▲ 3.67%
• 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

1 event — show timeline

• 2026-06-10 Listed $100,000 OneKey® MLS as Distributed by MLS Grid