63 Wheaton Ave · Fishkill, NY 12524

$275,000

3 bd · 1.5 ba · 1,944 sqft · SingleFamily public records · 7 Days on market

Built 1967 0.66 ac lot $141/sqft · 59% below area

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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 +15.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +5.3/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity in the Hudson Valley! Welcome to this Town of Fishkill 3-bedroom, 1.5-bath brick-faced ranch, ready for renovations and full of potential. Set on over half an acre, this home offers a great balance of space, charm, and location—just minutes to I-84, Route 9, and the Village of Fishkill. Enjoy mid-century modern character throughout, including a light and bright breezeway connecting the home to the 2-car garage, plus hardwood floors and spacious, well-proportioned rooms. Bring your vision and update this home to match your dream lifestyle in the Hudson Valley. Cash or 203k only * please be respectful and do not access property or walk exterior without approved

Key facts

• Breezeway
• Half an acre
• Hardwood floors

Tags

• BRICK-FACED RANCH
• HALF AN ACRE
• BREEZEWAY
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Driveway; Off-street parking
• Utilities: Electricity available (Central Hudson); Septic tank
• Home design: Single family residence; Property listed as fixer
• Construction: Frame construction; Full unfinished basement; Attic access via scuttle
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: Electric range; Refrigerator; Open kitchen
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heating; No central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Entrance foyer; Open kitchen layout; Primary bathroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 6.8% vs local median 2.6% in Fishkill — 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 73/100 on livability (#305 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing B+; Watch: cost of living 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.
• Zoned schools: Fishkill Plains Elementary School (math 55% / reading 68%, grade B, #734 of 2,108 statewide, top 35%, 562 students, 18% FRL); Van Wyck Junior High School (math 32% / reading 63%, grade C-, #306 of 729 statewide, top 43%, 843 students, 21% FRL); John Jay Senior High School (math 96% / reading 98%, grade A+, #53 of 1,100 statewide, top 5%, 1,837 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 130 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 1.16% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 7.2

CMA / ARV

• ARV (median comp): $663,021
• List price: $275,000
• Delta: -58.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Wellesley Pl	0.10mi	3/2.5	2,076 (+7%)	6mo	$715,000	$344	75
91 Wheaton Ave	0.11mi	4/2.0 (+1)	1,842 (-5%)	10mo	$565,000	$307	71
12 Red Oak Ln	0.13mi	4/2.0 (+1)	2,100 (+8%)	12mo	$650,000	$310	64
71 Wheaton Ave	0.03mi	4/2.5 (+1)	1,797 (-8%)	18mo	$585,000	$326	62
24 Kipp Ave	0.42mi	3/2.0	1,995 (+3%)	18mo	$487,500	$244	59
17 Van Voorhis Dr	0.67mi	3/2.0	1,940 (-0%)	9mo	$627,000	$323	59
923 Main St	0.27mi	4/2.0 (+1)	2,160 (+11%)	8mo	$575,000	$266	55
155 Jackson St	0.45mi	3/2.5	1,760 (-10%)	19mo	$529,000	$301	44
222 Baxtertown Rd	0.60mi	3/2.0	1,728 (-11%)	10mo	$495,000	$286	43
33 Aspen Ct	0.58mi	3/2.5	1,672 (-14%)	6mo	$442,000	$264	40
28 Putnam Rd	0.56mi	3/2.0	1,672 (-14%)	20mo	$385,000	$230	32
30 Kip Dr	0.61mi	4/1.0 (+1)	1,724 (-11%)	17mo	$477,500	$277	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.1%
• Equity multiple: 0.53×
• Total profit: $-36,425
• Equity at exit: $41,003

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-20,244
• Equity at exit: $23,777

Cash invested: $77,000 (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 12524

• Home prices YoY: -30.4%
• Active inventory: 130
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$849 /mo · $10,190/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $122

Break-even live

Break-even rent $3,045

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $278	-5% $200	+0% $122	+5% $44	+10% $-34
Rent	-10% $-131	-5% $-4	+0% $122	+5% $249	+10% $375
Rate	-1.0pp $261	-0.5pp $192	base $122	+0.5pp $51	+1.0pp $-22

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1230 Hopewell Ave Fishkill, NY	3.0	1.5	1261	$3,200	$2.54	44d	1	0.93mi

Listing history 1 events

1. 2026-04-27
   listed $275,000 Active

ⓘ 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: $10,190 · $849/mo
• Projected year-2 tax: $10,190 · $849/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 2/10 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,400
• − Mortgage interest: −$15,404
• − Property taxes: −$10,190
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$8,000
• Taxable loss: −$2,713
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $2,117/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: 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 — Fishkill

• Score: 73/100
• State rank: #305
• US rank: #5044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,079
• Population (ZIP): 15,079

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Two or more races 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Cuban 1% Dominican 1%
• Common ancestry: Romanian 4% Portuguese 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% Other Asian/Pacific 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: ▼ -108.70%
• Current HPI: 248.2896
• 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

2 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-27 Listed $275,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $10,190 · +2.2% YoY. Source: county tax records.