64 Depot Hill Rd · Amenia, NY 12501

$199,000

3 bd · 1.5 ba · 1,866 sqft · SingleFamily public records · 48 Days on market

Built 1972 1.00 ac lot $107/sqft · 54% below area

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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 +17.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• DSCR +5.5/10.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The seller has requested highest and best offers by 2:00 PM Friday May 8, 2026. Septic pumped July 2021. 1000 gallons. Thank you Larry Set along picturesque Depot Hill Road in Amenia, this property offers sweeping vistas and unforgettable sunsets. The adaptable floor plan provides numerous possibilities for future use, though the home does require a full restoration. For those ready to reimagine and rebuild, the rewards will be substantial. Enjoy a sweet, convenient location close to the Harlem Valley Rail Trail, minutes from the Wassaic Train Station, and within easy reach of the area's cultural and recreational attractions.

Key facts

• Flexible layout
• Full renovation
• 1 acre lot

Tags

• FLEXIBLE LAYOUT
• FULL RENOVATION
• HARLEM VALLEY RAIL TRAIL
• WASSAIC TRAIN STATION

Property features AI

Exterior

• Parking: Four total parking spaces; Attached parking; Driveway parking; Garage parking; Off-street parking; Two-car garage
• Utilities: Septic tank; Electricity connected; Private trash collection; Water connected
• Home design: Single family residence; Property listed as fixer condition
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Not a waterfront property

Interior

• Kitchen: No appliances listed
• Flooring: Linoleum flooring; Wood flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Propane heating; Other heating; No central cooling
• Interior features: Other interior features; Partially finished basement; Attic with scuttle access; Seven total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,014 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A, employment B+; Watch: crime D, cost of living D, amenities 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: 34 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $139k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 7.5

CMA / ARV

• ARV (median comp): $431,765
• List price: $199,000
• Delta: -53.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Prospect Ave	0.50mi	3/1.5	1,848 (-1%)	5mo	$429,000	$232	71
22 Depot Hill Rd	0.19mi	3/3.0	2,003 (+7%)	10mo	$410,000	$205	64
3343 Route 343	0.60mi	3/2.0	1,824 (-2%)	7mo	$405,000	$222	61
9 Depot Hill Rd	0.26mi	4/2.0 (+1)	2,046 (+10%)	10mo	$250,000	$122	57
5304 Route 44	0.67mi	3/2.0	1,948 (+4%)	11mo	$495,000	$254	50
9 Morton Pl	0.56mi	4/1.5 (+1)	1,664 (-11%)	1mo	$161,000	$97	50
35 Prospect Ave	0.47mi	4/2.0 (+1)	2,040 (+9%)	13mo	$439,000	$215	45

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: 26.8%
• Equity multiple: 3.13×
• Total profit: $118,773
• Equity at exit: $179,275

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $342,037
• Equity at exit: $386,613

Cash invested: $55,720 (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 12501

• Home prices YoY: 10.7%
• Active inventory: 34
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$455 /mo · $5,457/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $161

Break-even live

Break-even rent $2,002

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $199,000 Pending 48 DOM

   Show marketing remark (636 chars)

   The seller has requested highest and best offers by 2:00 PM Friday May 8, 2026. Septic pumped July 2021. 1000 gallons. Thank you Larry Set along picturesque Depot Hill Road in Amenia, this property offers sweeping vistas and unforgettable sunsets. The adaptable floor plan provides numerous possibilities for future use, though the home does require a full restoration. For those ready to reimagine and rebuild, the rewards will be substantial. Enjoy a sweet, convenient location close to the Harlem Valley Rail Trail, minutes from the Wassaic Train Station, and within easy reach of the area's cultural and recreational attractions.

2. 2026-06-15
   days on market $199,000 Active 48 DOM
3. 2026-06-13
   days on market $199,000 Active 46 DOM
4. 2026-06-12
   days on market $199,000 Active 45 DOM
5. 2026-06-09
   days on market $199,000 Active 42 DOM
6. 2026-06-08
   days on market $199,000 Active 41 DOM
7. 2026-06-07
   days on market $199,000 Active 40 DOM
8. 2026-06-07
   days on market $199,000 Active 39 DOM
9. 2026-06-04
   days on market $199,000 Active 36 DOM
10. 2026-06-02
    days on market $199,000 Active 35 DOM
11. 2026-06-01
    days on market $199,000 Active 34 DOM
12. 2026-05-31
    days on market $199,000 Active 33 DOM
13. 2026-05-11
    historical Active Under Contract 636-char remark

    Show marketing remark (636 chars)

    The seller has requested highest and best offers by 2:00 PM Friday May 8, 2026. Septic pumped July 2021. 1000 gallons. Thank you Larry Set along picturesque Depot Hill Road in Amenia, this property offers sweeping vistas and unforgettable sunsets. The adaptable floor plan provides numerous possibilities for future use, though the home does require a full restoration. For those ready to reimagine and rebuild, the rewards will be substantial. Enjoy a sweet, convenient location close to the Harlem Valley Rail Trail, minutes from the Wassaic Train Station, and within easy reach of the area's cultural and recreational attractions.

14. 2026-04-28
    listed $199,000 Active 636-char remark

    Show marketing remark (636 chars)

    The seller has requested highest and best offers by 2:00 PM Friday May 8, 2026. Septic pumped July 2021. 1000 gallons. Thank you Larry Set along picturesque Depot Hill Road in Amenia, this property offers sweeping vistas and unforgettable sunsets. The adaptable floor plan provides numerous possibilities for future use, though the home does require a full restoration. For those ready to reimagine and rebuild, the rewards will be substantial. Enjoy a sweet, convenient location close to the Harlem Valley Rail Trail, minutes from the Wassaic Train Station, and within easy reach of the area's cultural and recreational attractions.

15. 2026-04-28
    listed $199,000 Active 653-char remark

    Show marketing remark (636 chars)

    The seller has requested highest and best offers by 2:00 PM Friday May 8, 2026. Septic pumped July 2021. 1000 gallons. Thank you Larry Set along picturesque Depot Hill Road in Amenia, this property offers sweeping vistas and unforgettable sunsets. The adaptable floor plan provides numerous possibilities for future use, though the home does require a full restoration. For those ready to reimagine and rebuild, the rewards will be substantial. Enjoy a sweet, convenient location close to the Harlem Valley Rail Trail, minutes from the Wassaic Train Station, and within easy reach of the area's cultural and recreational attractions.

16. 1988-03-16
    soldstatus $138,750

ⓘ 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: $5,457 · $455/mo
• Projected year-2 tax: $5,457 · $455/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $26,459
• − Mortgage interest: −$11,147
• − Property taxes: −$5,457
• − Insurance: −$995
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$5,789
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $2,207/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 — Amenia

• Score: 59/100
• State rank: #1014
• US rank: #19739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,374
• Population (ZIP): 2,374

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 (66%)
• Race & ethnicity: White 66% Hispanic / Latino 25% Two or more races 14% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 2%
• Common ancestry: Lithuanian 5% Italian 2% Iranian 2%
• Foreign-born: 14% · Canada, South Korea, China
• Languages at home: 77% English-only · Spanish 18% Korean 2% French/Haitian/Cajun 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: ▲ 27.87%
• Current HPI: 289.3974
• 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

+43.4% since first listed

6 events — show timeline

• 2026-06-16 Pending — HVCRMLS
• 2026-06-15 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Contingent — HVCRMLS
• 2026-04-28 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-28 Listed $199,000 HVCRMLS
• 1988-03-16 Sold (Public Records) $138,750 Public Records

Property tax history

+2.6%/yr

Latest (2025): $5,457 · +26.9% YoY. Source: county tax records.