364 Clinton Holw · Salt Point, NY 12578

$850,000

4 bd · 1.5 ba · 3,526 sqft · SingleFamily public records · 1 Days on market

Built 1987 2.00 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0

Listing remarks

This expansive country residence offers far more than meets the eye, combining generous living spaces, timeless character, and remarkable potential. Oversized windows bathe the home in natural light, illuminating hardwood floors and 9-foot ceilings throughout. An inviting rear porch provides a private retreat, perfect for relaxing and enjoying the tranquil setting. Beautiful arched openings create an effortless flow between the living room with a wood-burning fireplace, dining room, and kitchen. At the heart of the home is a dramatic Great Room featuring a floor-to-ceiling brick Rumford wood-burning fireplace, soaring wood-clad ceilings, and direct access to the porch, creating an ideal spa

Key facts

• Rear porch
• Great room
• Walk-up attic

Tags

• REAR PORCH
• GREAT ROOM
• CHEF'S KITCHEN
• THIRD-FLOOR BONUS SPACE
• WALK-UP ATTIC
• 800-SQUARE-FOOT BASEMENT

Property features AI

Exterior

• Parking: Driveway; Attached garage with 2 spaces
• Utilities: Central Hudson electric service; Electricity connected; Cable available; Septic tank
• Home design: Single-family residence
• Construction: Wood siding construction
• Exterior features: Wood siding; Not waterfront; Full unfinished basement with storage and walk-out access; Walkup attic

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Stainless steel appliances
• Bedrooms: 12 total rooms including dedicated home office
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heating; Wall/window air conditioning units; Two wood-burning fireplaces
• Interior features: Chef's kitchen; Entrance foyer; High ceilings; Storage; Walk-in closets; Covered porch
• Laundry & utility: Washer and dryer included; Laundry room; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $11k ($136k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $850k).
• Cap rate 22.3% vs local median 2.3% in Salt Point — 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 34/100 on livability (#1,193 in NY) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: crime A; Watch: amenities F, commute F, employment 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: Netherwood School (math 42% / reading 67%, grade C, #908 of 2,108 statewide, top 46%, 295 students, 43% 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 51% FRL vs 34% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).

Forward outlook

• In year one you build about $91k of equity ($6k loan paydown + $85k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $238k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$146k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $850k implies a 3300% gain — meaningful room to come down on a strong offer.

Recommended offer $850,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.59% ✓
• Cap rate: 22.31%
• Cash-on-cash: 57.22%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $1,971,034
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Fox Run Rd	0.72mi	3/3.5 (-1)	3,000 (-15%)	7mo	$1,676,500	$559	23

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: 69.8%
• Equity multiple: 5.98×
• Total profit: $1,186,163
• Equity at exit: $765,747

10-year hold

• IRR: 63.5%
• Equity multiple: 13.29×
• Total profit: $2,925,500
• Equity at exit: $1,651,363

Cash invested: $238,000 (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 12578

• Home prices YoY: 15.2%
• Active inventory: 19
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $22,000 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$1,220 /mo · $14,636/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,620
• Net cashflow: $11,349

Break-even live

Break-even rent $7,635

Max offer price $850,000

Occupancy floor 43%

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1282 Hollow Rd Clinton Corners, NY	4.0	3.5	2650	$22,000	$8.30	13d	1	1.49mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $850,000 Active 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: $14,636 · $1,220/mo
• Projected year-2 tax: $14,636 · $1,220/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $264,000
• − Mortgage interest: −$47,613
• − Property taxes: −$14,636
• − Insurance: −$4,250
• − Repairs & maintenance: −$21,120
• − Management: −$21,120
• − Depreciation: −$24,727
• Taxable income: $130,533
• Est. tax owed @ 24.0%: −$31,328
• After-tax cash flow: $104,856/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: 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 — Salt Point

• Score: 34/100
• State rank: #1193
• US rank: #27748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,306
• Population (ZIP): 2,306

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 3% Black 2%
• Common ancestry: Italian 6% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Tagalog/Filipino 4% Russian/Polish/Slavic 2% Spanish 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: ▲ 32.36%
• Current HPI: 245.2361
• 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

+3300.0% since first listed

2 events — show timeline

• 2026-06-17 Listed $850,000 OneKey® MLS as Distributed by MLS Grid
• 1978-04-25 Sold (Public Records) $25,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $14,636 · -0.1% YoY. Source: county tax records.