11 Hustis Rd · Beacon, NY 10516

$575,000

4 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 52 Days on market

Built 1940 0.34 ac lot $494/sqft · 14% above area Est $864k · 33% under

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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).

• ARV discount +15.0/15.0
• Schools +6.6/10.0
• Cash flow +4.3/30.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a serene setting, this inviting property offers a wonderful blend of comfort and outdoor enjoyment. The private backyard is perfect for relaxing or entertaining, complete with an in-ground pool that creates your own summer retreat. Inside, a wood-burning fireplace adds warmth and character, creating a cozy focal point for cooler seasons. A two-car garage provides convenience along with plenty of storage space. Recent updates include a new roof (2022), a new sliding door (2025), and a new electric panel (2026), offering added peace of mind. Whether hosting gatherings or enjoying a quiet evening, this home delivers a lifestyle that feels both peaceful and connected.

Key facts

• In-ground pool
• Private backyard
• Two-car garage

Tags

• PRIVATE BACKYARD
• IN-GROUND POOL
• WOOD-BURNING FIREPLACE
• TWO-CAR GARAGE
• NEW ROOF
• NEW SLIDING DOOR

Property features AI

Exterior

• Parking: Private garage; 2-car garage; No carport
• Utilities: Central Hudson electric service; Septic tank; Cable connected; Electricity connected; Public trash collection
• Home design: Single family residence
• Construction: Advanced framing technique; Stone and wood siding; Block foundation
• Exterior features: In-ground outdoor private pool; Pool equipment and cover included; Chain link fenced yard; Fenced property

Interior

• Kitchen: Cooktop (gas and electric listed); Gas range and gas oven; Oven; Microwave; Dishwasher; Refrigerator; Freezer; Exhaust fan; Kitchen island; Granite counters; Eat-in kitchen
• Bedrooms: Includes a bedroom on the first floor
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Wall/window air conditioning units
• Interior features: First-floor bedroom; First-floor full bathroom; Eat-in kitchen; Granite counters; Kitchen island; Washer/dryer hookup; Double-pane windows; Finished full basement; Full attic with pull-down stairs; Deck and patio
• Laundry & utility: Washer (listed); Washer/dryer hookup; Laundry located in basement; Fuel tank(s) on property

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (38.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (46.2% below list).
• Recommended offer: $309k (46.2% below list) — sets the bar for 1% rule.

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: 39 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $17k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $245k; list at $575k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,306 (46.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.54% ✗
• Cap rate: 3.10%
• Cash-on-cash: -11.41%
• DSCR: 0.49
• GRM: 15.5

CMA / ARV

• ARV (median comp): $863,589
• List price: $575,000
• Delta: -33.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -37.1%
• Equity multiple: -0.18×
• Total profit: $-190,586
• Equity at exit: $85,734

10-year hold

• IRR: -53.4%
• Equity multiple: -0.81×
• Total profit: $-291,262
• Equity at exit: $49,715

Cash invested: $161,000 (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 10516

• Home prices YoY: -31.9%
• Active inventory: 39
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $3,093 medium
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-1,530

Break-even live

Break-even rent $5,030

Max offer price $353,581

Occupancy floor —

Sensitivity live

Price	-10% $-1,133	-5% $-1,331	+0% $-1,530	+5% $-1,729	+10% $-1,928
Rent	-10% $-1,775	-5% $-1,652	+0% $-1,530	+5% $-1,408	+10% $-1,286
Rate	-1.0pp $-1,241	-0.5pp $-1,384	base $-1,530	+0.5pp $-1,679	+1.0pp $-1,831

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $575,000 Active 52 DOM
2. 2026-06-18
   days on market $575,000 Active 49 DOM
3. 2026-06-17
   days on market $575,000 Active 48 DOM
4. 2026-06-16
   days on market $575,000 Active 47 DOM
5. 2026-06-15
   days on market $575,000 Active 46 DOM
6. 2026-06-14
   days on market $575,000 Active 44 DOM
7. 2026-06-10
   days on market $575,000 Active 41 DOM
8. 2026-06-09
   days on market $575,000 Active 40 DOM
9. 2026-06-08
   days on market $575,000 Active 39 DOM
10. 2026-06-07
    days on market $575,000 Active 38 DOM
11. 2026-06-03
    days on market $575,000 Active 34 DOM
12. 2026-06-02
    days on market $575,000 Active 33 DOM
13. 2026-06-01
    days on market $575,000 Active 32 DOM
14. 2026-05-31
    days on market $575,000 Active 31 DOM
15. 2026-05-30
    days on market $575,000 Active 30 DOM
16. 2026-04-30
    listed $575,000 Active 687-char remark
17. 2026-04-01
    historical
18. 2026-01-13
    price $595,000
19. 2025-12-08
    price $610,000
20. 2025-10-27
    price $627,000
21. 2025-09-30
    price $637,000
22. 2025-09-15
    listed $648,000 Active
23. 2025-08-02
    historical
24. 2025-06-17
    price $630,000
25. 2025-05-16
    price $649,000
26. 2025-04-23
    status Active
27. 2025-04-22
    price $669,000
28. 2025-04-03
    listed $689,000 Active
29. 2025-04-02
    historical
30. 2002-10-18
    soldstatus $245,000
31. 2002-06-25
    historical
32. 2001-06-22
    listed

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $37,117
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − Depreciation: −$16,727
• Taxable loss: −$29,258
• Est. tax savings @ 24.0%: +$7,022
• After-tax cash flow: $-11,340/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

+134.7% since first listed

17 events — show timeline

• 2026-04-30 Listed $575,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-01-13 Price Changed $595,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-08 Price Changed $610,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-27 Price Changed $627,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $637,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-15 Listed $648,000 OneKey® MLS as Distributed by MLS Grid
• 2025-08-02 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-06-17 Price Changed $630,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-16 Price Changed $649,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-23 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-04-22 Price Changed $669,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-03 Listed $689,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-02 Coming Soon — OneKey® MLS as Distributed by MLS Grid
• 2002-10-18 Sold (Public Records) $245,000 Public Records
• 2002-06-25 Delisted — HGMLS
• 2001-06-22 Listed — HGMLS

Property tax history

+23.6%/yr

Latest (2025): $63,418 · +544.7% YoY. Source: county tax records.