79 Sodom Rd · Salt Point, NY 12580

$127,200

2 bd · 1.0 ba · 758 sqft · SingleFamily public records · 1 Days on market

Built 1945 1.10 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
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

2- bedroom, 1 bath 758 square feet home sitting on 47,916 square feet of land in rural Staatsburg. Home is a short distance from Poughkeepsie Metro North station, Margaret Lewis Norrie Park and Innisfree Botanical Garden. Property condition requires caution when viewing. There are visible deficiencies including holes in walls and areas of loose or unstable flooring. Exercise care during showings. Make it your own. Jump on this great deal before its gone! All buyers are responsible to confirm City, County, Zoning, Tax, and other records to their satisfaction before bidding. No inspection contingencies in contract. Absolutely no repairs before closing. This property is sold As-Is. This is a R

Key facts

• 1.1 acre lot
• Built 1945

Property features AI

Exterior

• Parking: No carport; No designated parking features listed
• Utilities: Public sewer; Utilities: See remarks
• Home design: Single Family Residence; Living area measured by appraiser
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: 5 total rooms (bedrooms/other rooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Other type of heating
• Interior features: Other interior features
• Laundry & utility: No specific laundry or utility appliances listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Cap rate 11.7% vs local median 2.3% in Salt Point — 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 34/100 on livability (#1,193 in NY) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: schools F, amenities F, commute F.
• Hyde Park Central School District (rural): math 43% / reading 62% proficiency, ranked #316 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 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 $879 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,200

Questions for the listing agent

1. Built in 1945 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 5.1

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $15,939
• Equity at exit: $18,966

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $61,336
• Equity at exit: $10,998

Cash invested: $35,616 (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 12580

• Home prices YoY: -6.7%
• Active inventory: 44
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$667
• Tax from tax record: −$337 /mo · $4,048/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $572

Break-even live

Break-even rent $1,338

Max offer price $127,200

Occupancy floor 67%

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: $31,800
• Closing costs: $3,816
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $127,200 Active 1 DOM

ⓘ 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: $4,048 · $337/mo
• Projected year-2 tax: $4,048 · $337/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,745
• − Mortgage interest: −$7,125
• − Property taxes: −$4,048
• − Insurance: −$636
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$3,700
• Taxable income: $5,276
• Est. tax owed @ 24.0%: −$1,266
• After-tax cash flow: $5,594/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: Hyde Park Central School District
• NCES district ID: 3615180
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 62% ▲ 15.00%
• Median HH income: $68,932
• Composite: 46.59/100
• National rank: #2421
• State rank: #316 of 590 in NY

Livability — Salt Point

• Score: 34/100
• State rank: #1193
• US rank: #27748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,306
• Population (ZIP): 4,169

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 5% Lithuanian 4% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -19.18%
• Current HPI: 269.4278
• 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

1 event — show timeline

• 2026-06-18 Listed $127,200 OneKey® MLS as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $4,048 · +1.5% YoY. Source: county tax records.