5 Country View Rd · Millerton, NY 12546

$439,000

3 bd · 3.0 ba · 2,054 sqft · SingleFamily public records · 74 Days on market

Built 2004 1.20 ac lot $214/sqft · 16% below area Est $525k · 16% 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 +14.9/15.0
• Appreciation +10.0/10.0
• Cash flow +4.5/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 5 Country View Rd, where peaceful country living meets everyday comfort. Situated on a level corner lot with sweeping views, just outside the Village of Millerton, this well maintained home sits on over an acre of sun-filled serenity. Inside, you will find beautiful hardwood floors and a bright open layout. The sunlit living room flows into the dining area and a well-equipped kitchen with a movable island and sliders leading to the rear deck perfect for relaxing and entertaining.A newly installed mini-split system provides year-round comfort. The home offers three bedrooms and two full bathrooms on the main level plus a finished lower level featuring a spacious family room with wood stove, half bath, cedar closet and access to the laundry area and attached two-car garage. Enjoy the outdoors with established gardens, a fenced backyard, gazebo, garden shed and plenty of space to play or unwind. Perfect year round or weekend home with AirBnB potential. Don't miss your opportunity to own this peaceful retreat, schedule your private showing today!

Key facts

• 1.2 acre lot
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (45.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (47.5% below list).
• Recommended offer: $230k (47.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#594 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: crime D, amenities F, commute F.
• Northeast Central School District (rural): math 47% / reading 37% proficiency, ranked #592 of 755 in NY (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Webutuck Elementary School (math 54% / reading 54%, grade C, #908 of 2,108 statewide, top 46%, 221 students, 56% FRL); Eugene Brooks Intermediate School (math 27% / reading 37%, grade F, #511 of 729 statewide, top 71%, 226 students, 0% FRL); Webutuck High School (math 95%, 195 students, 57% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 41 active listings in the ZIP; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $44k appreciation (10.0% local appreciation)).
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $330k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $230,457 (47.5% 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 74 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.52% ✗
• Cap rate: 3.17%
• Cash-on-cash: -11.14%
• DSCR: 0.50
• GRM: 15.9

CMA / ARV

• ARV (median comp): $525,206
• List price: $439,000
• Delta: -16.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Traver Pl	0.53mi	3/2.5	2,082 (+1%)	8mo	$525,000	$252	64
57 Country View Rd	0.19mi	3/2.5	2,160 (+5%)	23mo	$470,000	$218	61
12 State Line Rd	0.23mi	3/2.0	1,771 (-14%)	3mo	$400,000	$226	60

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $166,420
• Equity at exit: $395,486

10-year hold

• IRR: 15.8%
• Equity multiple: 5.45×
• Total profit: $547,200
• Equity at exit: $852,880

Cash invested: $122,920 (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 12546

• Home prices YoY: 27.9%
• Active inventory: 41
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$476 /mo · $5,717/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-1,141

Break-even live

Break-even rent $3,749

Max offer price $237,463

Occupancy floor —

Sensitivity live

Price	-10% $-892	-5% $-1,017	+0% $-1,141	+5% $-1,265	+10% $-1,389
Rent	-10% $-1,323	-5% $-1,232	+0% $-1,141	+5% $-1,050	+10% $-959
Rate	-1.0pp $-920	-0.5pp $-1,029	base $-1,141	+0.5pp $-1,255	+1.0pp $-1,370

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-22
   days on market $439,000 Active 74 DOM
2. 2026-06-21
   days on market $439,000 Active 73 DOM
3. 2026-06-21
   days on market $439,000 Active 72 DOM
4. 2026-06-18
   days on market $439,000 Active 70 DOM
5. 2026-06-17
   days on market $439,000 Active 69 DOM
6. 2026-06-16
   days on market $439,000 Active 68 DOM
7. 2026-06-15
   days on market $439,000 Active 67 DOM
8. 2026-06-13
   days on market $439,000 Active 65 DOM
9. 2026-06-12
   days on market $439,000 Active 64 DOM
10. 2026-06-09
    days on market $439,000 Active 61 DOM
11. 2026-06-08
    days on market $439,000 Active 60 DOM
12. 2026-06-07
    days on market $439,000 Active 59 DOM
13. 2026-06-07
    days on market $439,000 Active 58 DOM
14. 2026-06-04
    days on market $439,000 Active 55 DOM
15. 2026-06-02
    days on market $439,000 Active 54 DOM
16. 2026-06-01
    days on market $439,000 Active 53 DOM
17. 2026-05-31
    days on market $439,000 Active 52 DOM
18. 2026-05-06
    price $439,000 1069-char remark

    Show marketing remark (1069 chars)

    Welcome to 5 Country View Rd, where peaceful country living meets everyday comfort. Situated on a level corner lot with sweeping views, just outside the Village of Millerton, this well maintained home sits on over an acre of sun-filled serenity. Inside, you will find beautiful hardwood floors and a bright open layout. The sunlit living room flows into the dining area and a well-equipped kitchen with a movable island and sliders leading to the rear deck perfect for relaxing and entertaining.A newly installed mini-split system provides year-round comfort. The home offers three bedrooms and two full bathrooms on the main level plus a finished lower level featuring a spacious family room with wood stove, half bath, cedar closet and access to the laundry area and attached two-car garage. Enjoy the outdoors with established gardens, a fenced backyard, gazebo, garden shed and plenty of space to play or unwind. Perfect year round or weekend home with AirBnB potential. Don't miss your opportunity to own this peaceful retreat, schedule your private showing today!

19. 2026-04-21
    price $449,000 1069-char remark

    Show marketing remark (1069 chars)

    Welcome to 5 Country View Rd, where peaceful country living meets everyday comfort. Situated on a level corner lot with sweeping views, just outside the Village of Millerton, this well maintained home sits on over an acre of sun-filled serenity. Inside, you will find beautiful hardwood floors and a bright open layout. The sunlit living room flows into the dining area and a well-equipped kitchen with a movable island and sliders leading to the rear deck perfect for relaxing and entertaining.A newly installed mini-split system provides year-round comfort. The home offers three bedrooms and two full bathrooms on the main level plus a finished lower level featuring a spacious family room with wood stove, half bath, cedar closet and access to the laundry area and attached two-car garage. Enjoy the outdoors with established gardens, a fenced backyard, gazebo, garden shed and plenty of space to play or unwind. Perfect year round or weekend home with AirBnB potential. Don't miss your opportunity to own this peaceful retreat, schedule your private showing today!

20. 2026-04-10
    listed $460,000 Active 1069-char remark

    Show marketing remark (1069 chars)

    Welcome to 5 Country View Rd, where peaceful country living meets everyday comfort. Situated on a level corner lot with sweeping views, just outside the Village of Millerton, this well maintained home sits on over an acre of sun-filled serenity. Inside, you will find beautiful hardwood floors and a bright open layout. The sunlit living room flows into the dining area and a well-equipped kitchen with a movable island and sliders leading to the rear deck perfect for relaxing and entertaining.A newly installed mini-split system provides year-round comfort. The home offers three bedrooms and two full bathrooms on the main level plus a finished lower level featuring a spacious family room with wood stove, half bath, cedar closet and access to the laundry area and attached two-car garage. Enjoy the outdoors with established gardens, a fenced backyard, gazebo, garden shed and plenty of space to play or unwind. Perfect year round or weekend home with AirBnB potential. Don't miss your opportunity to own this peaceful retreat, schedule your private showing today!

21. 2026-03-29
    historical $460,000 1069-char remark

    Show marketing remark (1069 chars)

    Welcome to 5 Country View Rd, where peaceful country living meets everyday comfort. Situated on a level corner lot with sweeping views, just outside the Village of Millerton, this well maintained home sits on over an acre of sun-filled serenity. Inside, you will find beautiful hardwood floors and a bright open layout. The sunlit living room flows into the dining area and a well-equipped kitchen with a movable island and sliders leading to the rear deck perfect for relaxing and entertaining.A newly installed mini-split system provides year-round comfort. The home offers three bedrooms and two full bathrooms on the main level plus a finished lower level featuring a spacious family room with wood stove, half bath, cedar closet and access to the laundry area and attached two-car garage. Enjoy the outdoors with established gardens, a fenced backyard, gazebo, garden shed and plenty of space to play or unwind. Perfect year round or weekend home with AirBnB potential. Don't miss your opportunity to own this peaceful retreat, schedule your private showing today!

22. 2023-08-28
    soldstatus $330,000 Closed
23. 2023-08-02
    status Pending
24. 2023-07-15
    status Active
25. 2023-06-30
    status Pending
26. 2023-06-13
    price $299,900
27. 2023-04-04
    price $324,900
28. 2023-01-26
    price $349,900
29. 2022-12-16
    price $369,900
30. 2022-11-02
    price $389,900
31. 2022-09-09
    price $419,900
32. 2022-08-08
    price $439,900
33. 2022-06-27
    price $459,900
34. 2022-05-26
    listed $479,900 Active
35. 2019-09-30
    listed $295,000
36. 2017-08-28
    listed $299,000
37. 2004-11-05
    soldstatus $302,500
38. 2004-07-13
    historical
39. 2004-06-14
    listed
40. 2003-02-21
    soldstatus $45,000

ⓘ 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: $5,717 · $476/mo
• Projected year-2 tax: $6,568 · $547/mo
• Expected delta: +$851/yr (+$71/mo · 14.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $27,655
• − Mortgage interest: −$24,591
• − Property taxes: −$5,717
• − Insurance: −$2,195
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$12,771
• Taxable loss: −$22,043
• Est. tax savings @ 24.0%: +$5,290
• After-tax cash flow: $-8,400/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: Northeast Central School District
• NCES district ID: 3630390
• Math proficiency: 47% ▼ -1.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $58,965
• Composite: 39.37/100
• National rank: #8150
• State rank: #592 of 755 in NY

Livability — Millerton

• Score: 67/100
• State rank: #594
• US rank: #10777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,710

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Two or more races 6% Black 4% Native American 4% Asian 3%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica, South Korea
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 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: ▲ 88.31%
• Current HPI: 405.1321
• 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

+875.6% since first listed

23 events — show timeline

• 2026-05-06 Price Changed $439,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $449,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $460,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-29 Coming Soon $460,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-28 Sold (MLS) $330,000 OneKey® MLS as Distributed by MLS Grid
• 2023-08-02 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-07-15 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2023-06-30 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-06-13 Price Changed $299,900 OneKey® MLS as Distributed by MLS Grid
• 2023-04-04 Price Changed $324,900 OneKey® MLS as Distributed by MLS Grid
• 2023-01-26 Price Changed $349,900 OneKey® MLS as Distributed by MLS Grid
• 2022-12-16 Price Changed $369,900 OneKey® MLS as Distributed by MLS Grid
• 2022-11-02 Price Changed $389,900 OneKey® MLS as Distributed by MLS Grid
• 2022-09-09 Price Changed $419,900 OneKey® MLS as Distributed by MLS Grid
• 2022-08-08 Price Changed $439,900 OneKey® MLS as Distributed by MLS Grid
• 2022-06-27 Price Changed $459,900 OneKey® MLS as Distributed by MLS Grid
• 2022-05-26 Listed $479,900 OneKey® MLS as Distributed by MLS Grid
• 2019-09-30 Listed $295,000 HVCRMLS
• 2017-08-28 Listed $299,000 HVCRMLS
• 2004-11-05 Sold (Public Records) $302,500 Public Records
• 2004-07-13 Delisted — HGMLS
• 2004-06-14 Listed — HGMLS
• 2003-02-21 Sold (Public Records) $45,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $5,717 · -11.1% YoY. Source: county tax records.