687 Route 52 · Beacon, NY 12508

$250,000

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 6 Days on market

Built 1952 0.33 ac lot

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Why this score? — see what drove the C- 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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +5.1/10.0
• Rent growth +4.8/5.0
• DSCR +4.7/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this charming Beacon property! Featuring 3 bedrooms and 1,552 square feet, this home is ready for its next chapter and offers plenty of potential for updates and personalization. Situated on a spacious lot with convenient access to major commuter routes, Metro-North, shopping, dining, and all the attractions that make Beacon one of the Hudson Valley's most sought-after communities. Whether you're looking to renovate, invest, or create your dream home, this property provides a solid foundation and endless possibilities. Being sold as-is.

Key facts

• 0.33 acre lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Septic tank; Water connected
• Home design: Single family residence
• Construction: Brick exterior
• Exterior features: Brick construction; Not waterfront

Interior

• Kitchen: Appliances: Other
• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Full unfinished walk-out basement; Pull-down attic stairs
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 6.8% 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: Glenham School (362 students, 40% 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); 109 active listings in the ZIP; solid renter incomes; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• This rent runs 37% 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 $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $70k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $155k; list at $250k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $513,712
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Siscar Pl	0.17mi	3/1.0	1,484 (-4%)	7mo	$425,000	$286	79
15 Lucas Ln	0.20mi	4/1.5 (+1)	1,600 (+3%)	13mo	$530,000	$331	68
14 Park Ln	0.58mi	3/2.0	1,386 (-11%)	8mo	$485,000	$350	44
9 Stewart Ave	0.70mi	4/1.5 (+1)	1,440 (-7%)	8mo	$495,000	$344	42
4 York St	0.74mi	2/1.0 (-1)	1,659 (+7%)	13mo	$459,000	$277	39
140-142 Belvedere Rd	0.70mi	3/2.0	1,440 (-7%)	22mo	$484,500	$336	33
28 Putnam Rd	0.73mi	3/2.0	1,672 (+8%)	20mo	$385,000	$230	33
30 Kip Dr	0.74mi	4/1.0 (+1)	1,724 (+11%)	17mo	$477,500	$277	28

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: -6.8%
• Equity multiple: 0.73×
• Total profit: $-18,835
• Equity at exit: $37,276

10-year hold

• IRR: 9.1%
• Equity multiple: 1.89×
• Total profit: $62,166
• Equity at exit: $21,615

Cash invested: $70,000 (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 12508

• Home prices YoY: -30.1%
• Rents YoY: 9.1%
• Active inventory: 109
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,885 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$768 /mo · $9,216/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $96

Break-even live

Break-even rent $2,763

Max offer price $250,000

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-15
   days on market $250,000 Active 6 DOM
2. 2026-06-14
   days on market $250,000 Active 4 DOM
3. 2026-06-10
   statusdays on market $250,000 Active 1 DOM
4. 2026-06-09
   days on market $250,000 Coming Soon 3 DOM
5. 2026-06-08
   days on market $250,000 Coming Soon 2 DOM
6. 2026-06-07
   remarks 564-char remark
7. 2026-06-07
   listed $250,000 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.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $9,216 · $768/mo
• Projected year-2 tax: $9,216 · $768/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $34,618
• − Mortgage interest: −$14,004
• − Property taxes: −$9,216
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,769
• − Management: −$2,769
• − Depreciation: −$7,273
• Taxable loss: −$2,663
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $1,790/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

• 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

+61.3% since first listed

2 events — show timeline

• 2026-06-07 Coming Soon $250,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-18 Sold (Public Records) $155,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $9,216 · +10.3% YoY. Source: county tax records.