3485 US 9 · Beacon, NY 10516

$84,000

2 bd · 1.0 ba · 735 sqft · Manufactured · 131 Days on market

Built 1960 Fair condition $590/mo HOA · 15% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Cold Spring Mobile Home Park in the charming village of Cold Spring, New York. Nestled in a peaceful setting, this home offers comfortable, easy living with a functional layout and abundant natural light. The interior features a welcoming living room with a fireplace, dining area, kitchen, 2 bedrooms & a bath. There is also a deck, shed and 2 parking spaces. Enjoy the tranquility of the surrounding area while being just minutes from local shops, dining, Metro-North, and the Hudson River. Ideal as a primary residence or weekend retreat, this property offers an affordable opportunity to enjoy all that Cold Spring has to offer. Land rent of $620/month covers water, sewer, garbage, plowing & real estate taxes. This sale is subject to court approval (not a short sale). Property to be sold in "as is" condition. Please verify all info.

Key facts

• Shed
• Dining area
• Deck

Tags

• PEACEFUL SETTING
• WELCOMING LIVING ROOM
• FIREPLACE
• DINING AREA
• DECK
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $84k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.7% vs local median 2.7% in Beacon — 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 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.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $581 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• 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 $73,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 4.76% ✓
• Cap rate: 34.66%
• Cash-on-cash: 101.30%
• DSCR: 5.51
• GRM: 1.8

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: —
• Equity multiple: 5.82×
• Total profit: $113,272
• Equity at exit: $12,525

10-year hold

• IRR: —
• Equity multiple: 12.19×
• Total profit: $263,191
• Equity at exit: $7,263

Cash invested: $23,520 (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: 38
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$441
• Tax est. 1.5%: −$105 /mo · $1,260/yr
• Insurance: −$35
• HOA: −$590
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $1,986

Break-even live

Break-even rent $1,482

Max offer price $84,000

Occupancy floor 45%

Sensitivity live

Price	-10% $2,044	-5% $2,015	+0% $1,986	+5% $1,957	+10% $1,927
Rent	-10% $1,670	-5% $1,828	+0% $1,986	+5% $2,143	+10% $2,301
Rate	-1.0pp $2,028	-0.5pp $2,007	base $1,986	+0.5pp $1,964	+1.0pp $1,942

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Locust Dr Cold Spring, NY	1.0	1.0	748	$3,995	$5.34	14d	1	0.63mi

HOA detail

• Monthly dues: $590 · $7,080/yr
• Likely covers: watersewertrash

Listing history 19 events

1. 2026-06-18
   days on market $84,000 Active 131 DOM
2. 2026-06-17
   days on market $84,000 Active 130 DOM
3. 2026-06-16
   days on market $84,000 Active 129 DOM
4. 2026-06-15
   days on market $84,000 Active 128 DOM
5. 2026-06-14
   days on market $84,000 Active 126 DOM
6. 2026-06-10
   days on market $84,000 Active 123 DOM
7. 2026-06-09
   days on market $84,000 Active 122 DOM
8. 2026-06-08
   days on market $84,000 Active 121 DOM
9. 2026-06-07
   days on market $84,000 Active 120 DOM
10. 2026-06-03
    days on market $84,000 Active 116 DOM
11. 2026-06-02
    days on market $84,000 Active 115 DOM
12. 2026-06-01
    days on market $84,000 Active 114 DOM
13. 2026-05-31
    days on market $84,000 Active 113 DOM
14. 2026-05-30
    days on market $84,000 Active 112 DOM
15. 2026-04-06
    status Active 880-char remark

    Show marketing remark (880 chars)

    Welcome to The Cold Spring Mobile Home Park in the charming village of Cold Spring, New York. Nestled in a peaceful setting, this home offers comfortable, easy living with a functional layout and abundant natural light. The interior features a welcoming living room with a fireplace, dining area, kitchen, 2 bedrooms & a bath. There is also a deck, shed and 2 parking spaces. Enjoy the tranquility of the surrounding area while being just minutes from local shops, dining, Metro-North, and the Hudson River. Ideal as a primary residence or weekend retreat, this property offers an affordable opportunity to enjoy all that Cold Spring has to offer. Land rent of $620/month covers water, sewer, garbage, plowing & real estate taxes. This sale is subject to court approval (not a short sale). Property to be sold in "as is" condition. Please verify all info.

16. 2026-04-01
    historical 880-char remark

    Show marketing remark (880 chars)

    Welcome to The Cold Spring Mobile Home Park in the charming village of Cold Spring, New York. Nestled in a peaceful setting, this home offers comfortable, easy living with a functional layout and abundant natural light. The interior features a welcoming living room with a fireplace, dining area, kitchen, 2 bedrooms & a bath. There is also a deck, shed and 2 parking spaces. Enjoy the tranquility of the surrounding area while being just minutes from local shops, dining, Metro-North, and the Hudson River. Ideal as a primary residence or weekend retreat, this property offers an affordable opportunity to enjoy all that Cold Spring has to offer. Land rent of $620/month covers water, sewer, garbage, plowing & real estate taxes. This sale is subject to court approval (not a short sale). Property to be sold in "as is" condition. Please verify all info.

17. 2026-02-02
    listed $84,000 Active 880-char remark

    Show marketing remark (880 chars)

    Welcome to The Cold Spring Mobile Home Park in the charming village of Cold Spring, New York. Nestled in a peaceful setting, this home offers comfortable, easy living with a functional layout and abundant natural light. The interior features a welcoming living room with a fireplace, dining area, kitchen, 2 bedrooms & a bath. There is also a deck, shed and 2 parking spaces. Enjoy the tranquility of the surrounding area while being just minutes from local shops, dining, Metro-North, and the Hudson River. Ideal as a primary residence or weekend retreat, this property offers an affordable opportunity to enjoy all that Cold Spring has to offer. Land rent of $620/month covers water, sewer, garbage, plowing & real estate taxes. This sale is subject to court approval (not a short sale). Property to be sold in "as is" condition. Please verify all info.

18. 2012-11-05
    historical
19. 2012-05-02
    listed $32,999

ⓘ 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 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: $47,940
• − Mortgage interest: −$4,705
• − Property taxes: −$1,260
• − Insurance: −$420
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$7,080
• − Depreciation: −$2,444
• Taxable income: $24,361
• Est. tax owed @ 24.0%: −$5,847
• After-tax cash flow: $17,980/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 · 11 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including updating the kitchen and bathroom, replacing the exterior siding, and maintaining the landscaping. These updates will significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — The cabinets appear dated and need updating or replacement.
• Major Bathroom fixtures — The bathroom appears cluttered and the fixtures may be outdated, indicating a need for renovation.
• Major Exterior siding — The exterior siding is in poor condition, with visible wear and tear.
• Major Landscaping — The landscaping is overgrown and in need of maintenance.

Value-add opportunities

• Resale Update the kitchen cabinets and countertops — Updating the kitchen will make the home more appealing to potential buyers.
• Resale Renovate the bathroom — Renovating the bathroom will make the home more appealing to potential buyers.
• Resale Replace the exterior siding — Replacing the exterior siding will improve the home's curb appeal and increase its value.
• Resale Maintain and update the landscaping — Maintaining and updating the landscaping will improve the home's curb appeal and increase its value.
• Both Replace the HVAC system — Replacing the HVAC system will improve the home's comfort and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear dated and need updating or replacement.	Moderate	$3,000–15,000
Bathroom fixtures · The bathroom appears cluttered and the fixtures may be outdated, indicating a need for renovation.	Major	$15,000–50,000
Exterior siding · The exterior siding is in poor condition, with visible wear and tear.	Major	$15,000–50,000
Landscaping · The landscaping is overgrown and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Resale Update the kitchen cabinets and countertops — Updating the kitchen will make the home more appealing to potential buyers. ↑
• Resale Renovate the bathroom — Renovating the bathroom will make the home more appealing to potential buyers. ↑
• Resale Replace the exterior siding — Replacing the exterior siding will improve the home's curb appeal and increase its value. ↑
• Resale Maintain and update the landscaping — Maintaining and updating the landscaping will improve the home's curb appeal and increase its value. ↑
• Both Replace the HVAC system — Replacing the HVAC system will improve the home's comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ 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: 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

+154.6% since first listed

5 events — show timeline

• 2026-04-06 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-02-02 Listed $84,000 OneKey® MLS as Distributed by MLS Grid
• 2012-11-05 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-05-02 Listed $32,999 OneKey® MLS as Distributed by MLS Grid