575 Creek Rd Unit 5A · Haviland, NY 12601

$150,000

2 bd · 2.0 ba · 1,100 sqft · Manufactured · 4 Days on market

Built 2020 Good condition $742/mo HOA · 33% of rent

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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 +12.9/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2020 mobile home offered by its original owners and located in the Elgen Homes Community. With 2 bedrooms, 2 full bathrooms, and approximately 1,100 square feet, this home combines modern construction with comfortable single-level living. The inviting covered front porch creates a welcoming entry, while the landscaped exterior, storage sheds, and wooded backdrop add to the property's appeal. Inside, buyers searching for a home with an updated kitchen will appreciate the spacious layout featuring rich wood cabinetry, stainless steel appliances, ample storage, and a large center island that serves as both a prep space and gathering area. The open-concept living

Key facts

• Covered front porch
• Large center island
• Updated kitchen

Tags

• COVERED FRONT PORCH
• LANDSCAPED EXTERIOR
• UPDATED KITCHEN
• LARGE CENTER ISLAND
• OPEN-CONCEPT LIVING
• SPLIT-BEDROOM DESIGN

Property features AI

Finance

• HOA & community: Has association; Association fee $742 monthly; Association covers sewer, snow removal, and trash

Exterior

• Parking: Driveway (no carport)
• Utilities: Public sewer; Private trash collection
• Home design: Mobile home
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Barn(s); Not waterfront

Interior

• Kitchen: Eat-in kitchen; Appliances: Other
• Bedrooms: Includes a first-floor bedroom
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Oil heating
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fans; Eat-in kitchen; Recessed lighting; Porch
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-10 ($-118/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.9% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $149k (0.9% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 4.2% in Haviland — 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 65/100 on livability (#712 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: cost of living C-, 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.
• Zoned schools: Ralph R Smith School (math 22% / reading 32%, grade F, #1,786 of 2,108 statewide, top 86%, 340 students, 54% FRL); Haviland Middle School (math 23% / reading 57%, grade F, #413 of 729 statewide, top 57%, 759 students, 59% FRL); Franklin D Roosevelt Senior High School (math 93% / reading 90%, grade A+, #197 of 1,100 statewide, top 18%, 1,136 students, 52% FRL) — zoned schools average 55% FRL vs 34% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 195 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• This rent runs 42% 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 $1k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $148,581 (0.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.49% ✓
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 5.6

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: -15.1%
• Equity multiple: 0.45×
• Total profit: $-22,922
• Equity at exit: $22,365

10-year hold

• IRR: -4.2%
• Equity multiple: 0.70×
• Total profit: $-12,454
• Equity at exit: $12,969

Cash invested: $42,000 (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: 195
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$742
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-10

Break-even live

Break-even rent $2,251

Max offer price $148,581

Occupancy floor 95%

Sensitivity live

Price	-10% $94	-5% $42	+0% $-10	+5% $-62	+10% $-113
Rent	-10% $-187	-5% $-98	+0% $-10	+5% $79	+10% $167
Rate	-1.0pp $66	-0.5pp $28	base $-10	+0.5pp $-49	+1.0pp $-88

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Pinebrook Dr Hyde Park, NY	2.0	2.5	1381	$2,950	$2.14	45d	1	0.80mi
58 W Dorsey Ln Unit A Hyde Park, NY	2.0	1.0	950	$2,150	$2.26	16d	1	1.22mi

HOA detail

• Monthly dues: $742 · $8,904/yr

Listing history 7 events

1. 2026-06-21
   days on market $150,000 Active 4 DOM
2. 2026-06-18
   statusdays on market $150,000 Active 1 DOM
3. 2026-06-17
   days on market $150,000 Coming Soon 5 DOM
4. 2026-06-16
   days on market $150,000 Coming Soon 4 DOM
5. 2026-06-15
   days on market $150,000 Coming Soon 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $150,000 Coming Soon 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,868
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$8,904
• − Depreciation: −$4,364
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $387/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 · 13 photos

Good 75/100 Cosmetic rehab

This 2020 manufactured home is well-maintained and ready for move-in. It offers a good condition with a modern kitchen and good curb appeal.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Replace window seals — Improves energy efficiency and reduces heating/cooling costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Replace window seals — Improves energy efficiency and reduces heating/cooling costs ↑

ⓘ 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: 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 — Haviland

• Score: 65/100
• State rank: #712
• US rank: #13550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haviland, NY
• County: Dutchess County · 188,048 people
• 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

• 2026-06-12 Coming Soon $150,000 OneKey® MLS as Distributed by MLS Grid