5 Hammond Plz · Beacon, NY 12508

$399,000

3 bd · 1.5 ba · 1,282 sqft · SingleFamily public records · 235 Days on market

Built 1974 3,485 sqft lot $311/sqft · 22% below area Est $510k · 22% under $400/mo HOA · 12% of rent

---

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
• Cash flow +5.8/30.0
• Schools +5.1/10.0
• Rent growth +4.8/5.0
• Livability +4.3/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this beautifully maintained 2 level townhome, with gorgeous water views. Located directly across from beacon train station, this completely renovated 3 bedrooms, 1.5 baths, is sure to capture your attention. Step inside to a large living room which offers a dining area that flows to the patio with storage.The kitchen offers stainless appliances, granite countertops, tiled floor, and a breakfast area. New beautiful bathrooms with blue tooth speaker, touch faucets are just a few of the attributes. new heat pump in the master bedroom and wall a/c has been replaced. ADT alarm system linked to doors and windows as well as to first responders A quick walk to historic downtown beacon lets you and all that it offers, fabulous restaurants, art, music and so much more, come take a look you will want to make this your new home. Come take a look for yourself

Key facts

• Stainless appliances
• Large living room
• Completely renovated

Tags

• COMPLETELY RENOVATED
• LARGE LIVING ROOM
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• TILED FLOOR
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-791 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (18.5% below list).
• Recommended offer: $259k (35.0% below list) — sets the bar for cash-flow.
• Cap rate 3.9% 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.
• Beacon City School District (suburban): math 56% / reading 56% proficiency, ranked #304 of 755 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Avenue School (256 students, 46% FRL); Rombout Middle School (math 64% / reading 70%, grade A-, #101 of 729 statewide, top 15%, 615 students, 51% FRL); Beacon High School (math 90%, 830 students, 47% FRL).
• Market conditions: Rents rising fast (+9.1%/yr); 111 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• This rent runs 42% of the median local income ($92k/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 $3k of loan paydown is wiped out by about $12k 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

• It's been on market 235 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $51k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $259,268 (35.0% 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 235 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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: 0.81% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.50%
• DSCR: 0.62
• GRM: 10.2

CMA / ARV

• ARV (median comp): $510,131
• List price: $399,000
• Delta: -21.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Bank St	0.20mi	3/1.5	1,188 (-7%)	9mo	$425,000	$358	71
336 Hudson Ave	0.45mi	3/1.5	1,188 (-7%)	8mo	$485,000	$408	60
215 Fishkill Lndg	0.38mi	3/1.5	1,188 (-7%)	12mo	$462,500	$389	60
8 S Cedar St	0.60mi	3/1.0	1,200 (-6%)	0mo	$640,000	$533	59
21 Willow St	0.51mi	3/1.5	1,410 (+10%)	7mo	$490,000	$348	54
69 Beacon St	0.43mi	2/1.0 (-1)	1,136 (-11%)	3mo	$495,000	$436	51
36 N Elm St	0.63mi	3/1.0	1,394 (+9%)	5mo	$530,000	$380	50
10 N Cedar St	0.64mi	3/1.5	1,152 (-10%)	8mo	$725,000	$629	47
50 N Chestnut St	0.73mi	2/1.5 (-1)	1,208 (-6%)	8mo	$605,000	$501	45
63 Dinan St	0.54mi	3/2.0	1,459 (+14%)	6mo	$740,000	$507	45
12 Miller St	0.69mi	3/2.5	1,360 (+6%)	15mo	$699,000	$514	42
28 Oak St	0.60mi	2/1.0 (-1)	1,134 (-12%)	11mo	$585,000	$516	37

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.13×
• Total profit: $-97,435
• Equity at exit: $59,492

10-year hold

• IRR: -7.9%
• Equity multiple: 0.38×
• Total profit: $-69,822
• Equity at exit: $34,498

Cash invested: $111,720 (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 12508

• Home prices YoY: -30.1%
• Rents YoY: 9.1%
• Active inventory: 111
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,251 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$700 /mo · $8,405/yr
• Insurance: −$166
• HOA: −$400
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-791

Break-even live

Break-even rent $4,252

Max offer price $259,268

Occupancy floor —

Sensitivity live

Price	-10% $-565	-5% $-678	+0% $-791	+5% $-904	+10% $-1,017
Rent	-10% $-1,048	-5% $-919	+0% $-791	+5% $-663	+10% $-534
Rate	-1.0pp $-590	-0.5pp $-690	base $-791	+0.5pp $-894	+1.0pp $-1,000

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Kitteridge Pl Beacon, NY	2.0	1.0	1000	$2,900	$2.90	45d	1	0.07mi
24 Edgewater Pl Unit 403 Beacon, NY	2.0	2.0	1357	$4,900	$3.61	45d	1	0.31mi
24 Edgewater Pl Unit 305 Beacon, NY	2.0	2.0	1357	$4,600	$3.39	25d	1	0.31mi
167 Main St Unit 2 Beacon, NY	2.0	1.0	1100	$2,600	$2.36	45d	1	0.39mi
1248 North Ave Beacon, NY	4.0	1.0	1810	$2,250	$1.24	45d	1	0.75mi
1258 North Ave Unit 2 Beacon, NY	2.0	1.0	1000	$2,200	$2.20	45d	1	0.80mi
10 Overlook Ave Beacon, NY	2.0	2.0	1300	$3,500	$2.69	15d	1	1.38mi
276 Temple Hill Rd #2215 Newburgh, NY	2.0	1.0	1026	$2,100	$2.05	25d	1	1.48mi
317 Grand St Unit 1-1 Newburgh, NY	2.0	2.0	1400	$2,200	$1.57	15d	1	1.50mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: water

Listing history 35 events

1. 2026-06-22
   days on market $399,000 Active 235 DOM
2. 2026-06-18
   days on market $399,000 Active 232 DOM
3. 2026-06-17
   days on market $399,000 Active 231 DOM
4. 2026-06-16
   days on market $399,000 Active 230 DOM
5. 2026-06-15
   price $399,000 Active 229 DOM
6. 2026-06-15
   days on market $420,000 Active 229 DOM
7. 2026-06-14
   days on market $420,000 Active 227 DOM
8. 2026-06-10
   days on market $420,000 Active 224 DOM
9. 2026-06-09
   days on market $420,000 Active 223 DOM
10. 2026-06-08
    days on market $420,000 Active 222 DOM
11. 2026-06-07
    days on market $420,000 Active 221 DOM
12. 2026-06-05
    days on market $420,000 Active 218 DOM
13. 2026-06-03
    days on market $420,000 Active 217 DOM
14. 2026-06-02
    days on market $420,000 Active 216 DOM
15. 2026-06-01
    days on market $420,000 Active 215 DOM
16. 2026-05-31
    days on market $420,000 Active 214 DOM
17. 2026-05-30
    days on market $420,000 Active 213 DOM
18. 2026-01-21
    price $435,000 877-char remark

    Show marketing remark (877 chars)

    Move right into this beautifully maintained 2 level townhome, with gorgeous water views. Located directly across from beacon train station, this completely renovated 3 bedrooms, 1.5 baths, is sure to capture your attention. Step inside to a large living room which offers a dining area that flows to the patio with storage.The kitchen offers stainless appliances, granite countertops, tiled floor, and a breakfast area. New beautiful bathrooms with blue tooth speaker, touch faucets are just a few of the attributes. new heat pump in the master bedroom and wall a/c has been replaced. ADT alarm system linked to doors and windows as well as to first responders A quick walk to historic downtown beacon lets you and all that it offers, fabulous restaurants, art, music and so much more, come take a look you will want to make this your new home. Come take a look for yourself

19. 2025-12-29
    status Active 877-char remark

    Show marketing remark (877 chars)

    Move right into this beautifully maintained 2 level townhome, with gorgeous water views. Located directly across from beacon train station, this completely renovated 3 bedrooms, 1.5 baths, is sure to capture your attention. Step inside to a large living room which offers a dining area that flows to the patio with storage.The kitchen offers stainless appliances, granite countertops, tiled floor, and a breakfast area. New beautiful bathrooms with blue tooth speaker, touch faucets are just a few of the attributes. new heat pump in the master bedroom and wall a/c has been replaced. ADT alarm system linked to doors and windows as well as to first responders A quick walk to historic downtown beacon lets you and all that it offers, fabulous restaurants, art, music and so much more, come take a look you will want to make this your new home. Come take a look for yourself

20. 2025-10-07
    listed $450,000 Active 877-char remark

    Show marketing remark (877 chars)

    Move right into this beautifully maintained 2 level townhome, with gorgeous water views. Located directly across from beacon train station, this completely renovated 3 bedrooms, 1.5 baths, is sure to capture your attention. Step inside to a large living room which offers a dining area that flows to the patio with storage.The kitchen offers stainless appliances, granite countertops, tiled floor, and a breakfast area. New beautiful bathrooms with blue tooth speaker, touch faucets are just a few of the attributes. new heat pump in the master bedroom and wall a/c has been replaced. ADT alarm system linked to doors and windows as well as to first responders A quick walk to historic downtown beacon lets you and all that it offers, fabulous restaurants, art, music and so much more, come take a look you will want to make this your new home. Come take a look for yourself

21. 2022-05-12
    soldstatus $290,000
22. 2022-05-06
    soldstatus $290,000 Closed 588-char remark

    Show marketing remark (588 chars)

    If you are a commuter, you will love this location! Walk to the Beacon Train Station, this 3 bedroom, 1.5 bath Townhouse style Condo offers privacy and convenience. Close to the Seeger Park, the river, catch the beautiful sunsets. Kitchen offer stainless steel appliances, new washer and dryer and breakfast area, the large living room with dining area will take you out to a private patio. The oversized Prime Bedroom offer a nice view. Have to mention it is walking distance to Downtown Beacon where you can enjoy the restaurants, shops, music and art. Minutes away from I-84 and I-87.

23. 2022-05-06
    soldstatus $290,000

    Show marketing remark (588 chars)

    If you are a commuter, you will love this location! Walk to the Beacon Train Station, this 3 bedroom, 1.5 bath Townhouse style Condo offers privacy and convenience. Close to the Seeger Park, the river, catch the beautiful sunsets. Kitchen offer stainless steel appliances, new washer and dryer and breakfast area, the large living room with dining area will take you out to a private patio. The oversized Prime Bedroom offer a nice view. Have to mention it is walking distance to Downtown Beacon where you can enjoy the restaurants, shops, music and art. Minutes away from I-84 and I-87.

24. 2022-04-01
    status Pending 588-char remark

    Show marketing remark (588 chars)

    If you are a commuter, you will love this location! Walk to the Beacon Train Station, this 3 bedroom, 1.5 bath Townhouse style Condo offers privacy and convenience. Close to the Seeger Park, the river, catch the beautiful sunsets. Kitchen offer stainless steel appliances, new washer and dryer and breakfast area, the large living room with dining area will take you out to a private patio. The oversized Prime Bedroom offer a nice view. Have to mention it is walking distance to Downtown Beacon where you can enjoy the restaurants, shops, music and art. Minutes away from I-84 and I-87.

25. 2022-03-07
    listed $310,000
26. 2022-03-04
    listed $310,000 Active 588-char remark

    Show marketing remark (588 chars)

    If you are a commuter, you will love this location! Walk to the Beacon Train Station, this 3 bedroom, 1.5 bath Townhouse style Condo offers privacy and convenience. Close to the Seeger Park, the river, catch the beautiful sunsets. Kitchen offer stainless steel appliances, new washer and dryer and breakfast area, the large living room with dining area will take you out to a private patio. The oversized Prime Bedroom offer a nice view. Have to mention it is walking distance to Downtown Beacon where you can enjoy the restaurants, shops, music and art. Minutes away from I-84 and I-87.

27. 2022-03-03
    historical $310,000 588-char remark

    Show marketing remark (588 chars)

    If you are a commuter, you will love this location! Walk to the Beacon Train Station, this 3 bedroom, 1.5 bath Townhouse style Condo offers privacy and convenience. Close to the Seeger Park, the river, catch the beautiful sunsets. Kitchen offer stainless steel appliances, new washer and dryer and breakfast area, the large living room with dining area will take you out to a private patio. The oversized Prime Bedroom offer a nice view. Have to mention it is walking distance to Downtown Beacon where you can enjoy the restaurants, shops, music and art. Minutes away from I-84 and I-87.

28. 2018-04-13
    soldstatus $210,000
29. 2018-02-05
    soldstatus $210,000 Sold
30. 2018-01-31
    historical Pending
31. 2017-11-17
    listed $219,930 Active
32. 2004-08-19
    soldstatus $200,000
33. 2000-08-02
    soldstatus $71,000
34. 1998-08-13
    soldstatus $53,000
35. 1987-04-06
    soldstatus $86,500

ⓘ 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: $8,405 · $700/mo
• Projected year-2 tax: $8,405 · $700/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $39,009
• − Mortgage interest: −$22,350
• − Property taxes: −$8,405
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,121
• − Management: −$3,121
• − HOA: −$4,800
• − Depreciation: −$11,607
• Taxable loss: −$16,390
• Est. tax savings @ 24.0%: +$3,934
• After-tax cash flow: $-5,558/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: Beacon City School District
• NCES district ID: 3604140
• Math proficiency: 56% ▬ 0.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $68,602
• Composite: 51.31/100
• National rank: #3722
• State rank: #304 of 755 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

• Census place: Beacon, NY
• County: Dutchess County · 188,048 people
• City population: 19,566
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 19,566
• Household income: $92,461
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 815.0

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Black 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2%

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: ▼ -174.01%
• Current HPI: 403.174
• Rent YoY: ▲ 9.07%
• 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

+402.9% since first listed

18 events — show timeline

• 2026-01-21 Price Changed $435,000 OneKey® MLS as Distributed by MLS Grid
• 2025-12-29 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-10-07 Listed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-12 Sold (Public Records) $290,000 Public Records
• 2022-05-06 Sold (MLS) $290,000 OneKey® MLS as Distributed by MLS Grid
• 2022-05-06 Sold (MLS) $290,000 OneKey® MLS as Distributed by MLS Grid
• 2022-04-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2022-03-07 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-04 Listed $310,000 OneKey® MLS as Distributed by MLS Grid
• 2022-03-03 Coming Soon $310,000 OneKey® MLS as Distributed by MLS Grid
• 2018-04-13 Sold (Public Records) $210,000 Public Records
• 2018-02-05 Sold (MLS) $210,000 OneKey® MLS as Distributed by MLS Grid
• 2018-01-31 Contingent — OneKey® MLS as Distributed by MLS Grid
• 2017-11-17 Listed $219,930 OneKey® MLS as Distributed by MLS Grid
• 2004-08-19 Sold (Public Records) $200,000 Public Records
• 2000-08-02 Sold (Public Records) $71,000 Public Records
• 1998-08-13 Sold (Public Records) $53,000 Public Records
• 1987-04-06 Sold (Public Records) $86,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $8,405 · +6.9% YoY. Source: county tax records.