160 Holesapple Rd #52 · Dover Plains, NY 12522

$99,999

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 34 Days on market

Built 1973 Fair condition $510/mo HOA · 12% of rent ↓ 53% since listing

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Spacious 3-Bed, 2-Bath Double-Wide on Premium Corner Lot in Dover Plains Welcome to this large and bright 3-bedroom, 2-full-bath double-wide home, beautifully situated on a meticulously landscaped corner lot. Offering a wonderful blend of private outdoor space and community perks, this property boasts a lush, thick green lawn and a fantastic rear covered deck that is absolutely perfect for relaxing or entertaining guests. Best of all, you are located just steps away from the community clubhouse and the pool, giving you effortless access to amenities right outside your door. This home is an incredible opportunity to bring your personal style and build quick equity. While it needs some cosme

Key facts

• Premium corner lot
• Community pool
• Community clubhouse

Tags

• PREMIUM CORNER LOT
• METICULOUSLY LANDSCAPED
• LUSH THICK GREEN LAWN
• REAR COVERED DECK
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL

Property features AI

Finance

• HOA & community: Has an association; Community amenities include playground and pool; Association fee $510 monthly; Association fee covers common area maintenance, pool service, sewer, snow removal, trash and water

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public sewer; Electricity connected
• Home design: Mobile home; Single-story (implied by first-floor bedroom and property type)
• Construction: Frame construction
• Exterior features: Frame construction; Not waterfront; No additional parcels

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Includes a first-floor bedroom
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Oil heating
• Interior features: First-floor bedroom; Scuttle attic; No basement; 12 total rooms
• Laundry & utility: Electricity connected

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#818 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, cost of living B; Watch: commute C-, housing D+, amenities F.
• Dover Union Free School District (rural): math 44% / reading 48% proficiency, ranked #433 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dover Elementary School (math 33% / reading 44%, grade F, #1,509 of 2,108 statewide, top 72%, 296 students, 71% FRL); Dover Middle School (math 32% / reading 47%, grade F, #418 of 729 statewide, top 59%, 301 students, 68% FRL); Dover High School (math 92% / reading 74%, grade A, #435 of 1,100 statewide, top 40%, 467 students, 59% FRL) — zoned schools average 66% FRL vs 38% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y 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.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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 1973 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 4.40% ✓
• Cap rate: 33.59%
• Cash-on-cash: 97.48%
• DSCR: 5.34
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.13×
• Total profit: $199,711
• Equity at exit: $90,087

10-year hold

• IRR: —
• Equity multiple: 17.96×
• Total profit: $474,947
• Equity at exit: $194,276

Cash invested: $28,000 (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 12522

• Home prices YoY: 17.7%
• Active inventory: 38
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$510
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $2,275

Break-even live

Break-even rent $1,520

Max offer price $99,999

Occupancy floor 43%

Sensitivity live

Price	-10% $2,344	-5% $2,309	+0% $2,275	+5% $2,240	+10% $2,205
Rent	-10% $1,927	-5% $2,101	+0% $2,275	+5% $2,448	+10% $2,622
Rate	-1.0pp $2,325	-0.5pp $2,300	base $2,275	+0.5pp $2,249	+1.0pp $2,222

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $510 · $6,120/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-21
   days on market $99,999 Active 34 DOM
2. 2026-06-18
   days on market $99,999 Active 32 DOM
3. 2026-06-17
   days on market $99,999 Active 31 DOM
4. 2026-06-16
   days on market $99,999 Active 30 DOM
5. 2026-06-15
   days on market $99,999 Active 29 DOM
6. 2026-06-13
   days on market $99,999 Active 27 DOM
7. 2026-06-12
   days on market $99,999 Active 26 DOM
8. 2026-06-09
   days on market $99,999 Active 23 DOM
9. 2026-06-08
   days on market $99,999 Active 22 DOM
10. 2026-06-07
    days on market $99,999 Active 21 DOM
11. 2026-06-07
    days on market $99,999 Active 20 DOM
12. 2026-06-04
    days on market $99,999 Active 17 DOM
13. 2026-06-02
    days on market $99,999 Active 16 DOM
14. 2026-06-01
    days on market $99,999 Active 15 DOM
15. 2026-05-31
    days on market $99,999 Active 14 DOM
16. 2026-05-17
    listed $99,999 Active
17. 2025-05-22
    status Active
18. 2025-05-18
    historical
19. 2025-05-18
    status Active
20. 2025-05-17
    historical
21. 2025-05-17
    status Active
22. 2025-05-11
    historical
23. 2025-05-10
    status Active
24. 2025-05-10
    historical
25. 2025-05-09
    status Active
26. 2025-05-09
    price $135,000
27. 2025-04-19
    historical
28. 2025-01-21
    price $160,000
29. 2024-11-22
    price $185,000
30. 2024-10-28
    price $199,000
31. 2024-10-20
    status Active
32. 2024-10-18
    listed $215,000
33. 2024-10-18
    historical

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,795
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − HOA: −$6,120
• − Depreciation: −$2,909
• Taxable income: $27,717
• Est. tax owed @ 24.0%: −$6,652
• After-tax cash flow: $20,643/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 · 12 photos

Fair 45/100 Cosmetic rehab

This 3-bedroom, 2-bath double-wide home on a corner lot needs some cosmetic updates to enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior paint — Some wear

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both replace carpet — Improves comfort and value
• Both update kitchen appliances — Modernizes and increases value
• Both update bathrooms — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior paint · Some wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both replace carpet — Improves comfort and value ↑
• Both update kitchen appliances — Modernizes and increases value ↑
• Both update bathrooms — Modernizes and increases 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: Dover Union Free School District
• NCES district ID: 3609210
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 48% ▲ 3.00%
• Median HH income: $58,267
• Composite: 40.25/100
• National rank: #3768
• State rank: #433 of 590 in NY

Livability — Dover Plains

• Score: 63/100
• State rank: #818
• US rank: #15806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,074

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 10% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 5% Cuban 2%
• Common ancestry: Lithuanian 3% Scandinavian 2% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 6% Other Indo-European 4% Chinese 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: ▲ 39.50%
• Current HPI: 262.8121
• 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

-53.5% since first listed

18 events — show timeline

• 2026-05-17 Listed $99,999 OneKey® MLS as Distributed by MLS Grid
• 2025-05-22 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-18 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-17 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-11 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-10 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-05-09 Price Changed $135,000 OneKey® MLS as Distributed by MLS Grid
• 2025-04-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-01-21 Price Changed $160,000 OneKey® MLS as Distributed by MLS Grid
• 2024-11-22 Price Changed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-28 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-20 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2024-10-18 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-10-18 Listed $215,000 OneKey® MLS as Distributed by MLS Grid