10 Treeline Cir #10 · Beacon, NY 10516

$63,900

1 bd · 1.0 ba · 530 sqft · Condo · 88 Days on market

Built 1968 $375/mo HOA · 9% of rent

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Rare find. Lots redone including kitchen, walk in shower, furnace., and most of the windows. Parking is in front of your door. Shed stays. Washer and dryer stay. Nice large covered patio area. Great over 55 park. Low monthly fee. Become a shareholder in this park!! Have a share and a voice. Sale includes one share in this coop senior mobile home park. Close to shopping, train, medical facilities, sports club. Low monthly fee, taxes are additional but are included in your monthly payment, $375 plus your tax, about $500 total. Tax is adjusted thru NYS programs. Additional fee is approximate Pretty parklike property with room to sit outside and do some plantings. Square ft, year built and taxes are approximate. Owner is responsible for cutting the grass around the home and shoveling their walkway if it snows.

Key facts

• Parking in front
• Shed stays
• Furnace

Tags

• WALK IN SHOWER
• FURNACE
• PARKING IN FRONT
• SHED STAYS
• WASHER AND DRYER STAYS
• COVERED PATIO AREA

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $64k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $64k).
• Recommended offer: $60k (6.0% below list) — sets the bar for market timing.
• Cap rate 50.2% 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.
• Haldane Central School District (town): math 65% / reading 83% proficiency, ranked #84 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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.
• Current owner paid $5k; list at $64k implies a 1178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.25% ✓
• Cap rate: 50.23%
• Cash-on-cash: 156.90%
• DSCR: 7.98
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.77×
• Total profit: $138,937
• Equity at exit: $9,528

10-year hold

• IRR: —
• Equity multiple: 18.55×
• Total profit: $314,028
• Equity at exit: $5,525

Cash invested: $17,892 (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 10516

• Home prices YoY: -31.9%
• Active inventory: 38
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$375
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $2,339

Break-even live

Break-even rent $1,034

Max offer price $63,900

Occupancy floor 36%

Sensitivity live

Price	-10% $2,384	-5% $2,362	+0% $2,339	+5% $2,317	+10% $2,295
Rent	-10% $2,024	-5% $2,182	+0% $2,339	+5% $2,497	+10% $2,655
Rate	-1.0pp $2,372	-0.5pp $2,356	base $2,339	+0.5pp $2,323	+1.0pp $2,306

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Locust Dr Cold Spring, NY	1.0	1.0	748	$3,995	$5.34	14d	1	1.43mi

HOA detail condo

• Monthly dues: $375 · $4,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   status $63,900 Pending 88 DOM
2. 2026-06-17
   days on market $63,900 Active 88 DOM
3. 2026-06-16
   days on market $63,900 Active 87 DOM
4. 2026-06-15
   days on market $63,900 Active 86 DOM
5. 2026-06-14
   days on market $63,900 Active 84 DOM
6. 2026-06-10
   days on market $63,900 Active 81 DOM
7. 2026-06-09
   days on market $63,900 Active 80 DOM
8. 2026-06-08
   days on market $63,900 Active 79 DOM
9. 2026-06-07
   days on market $63,900 Active 78 DOM
10. 2026-06-03
    days on market $63,900 Active 74 DOM
11. 2026-06-02
    days on market $63,900 Active 73 DOM
12. 2026-06-01
    days on market $63,900 Active 72 DOM
13. 2026-05-31
    days on market $63,900 Active 71 DOM
14. 2026-05-30
    days on market $63,900 Active 70 DOM
15. 2026-03-21
    listed $63,900 Active 833-char remark

    Show marketing remark (833 chars)

    A Rare find. Lots redone including kitchen, walk in shower, furnace., and most of the windows. Parking is in front of your door. Shed stays. Washer and dryer stay. Nice large covered patio area. Great over 55 park. Low monthly fee. Become a shareholder in this park!! Have a share and a voice. Sale includes one share in this coop senior mobile home park. Close to shopping, train, medical facilities, sports club. Low monthly fee, taxes are additional but are included in your monthly payment, $375 plus your tax, about $500 total. Tax is adjusted thru NYS programs. Additional fee is approximate Pretty parklike property with room to sit outside and do some plantings. Square ft, year built and taxes are approximate. Owner is responsible for cutting the grass around the home and shoveling their walkway if it snows.

16. 2014-03-15
    price $5,000 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

17. 2012-04-30
    soldstatus $5,000 Sold 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

18. 2012-04-23
    historical 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

19. 2012-04-23
    price $9,000 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

20. 2012-02-02
    status Active 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

21. 2012-01-01
    historical 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

22. 2011-07-15
    status Active 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

23. 2011-04-25
    historical Pending 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

24. 2010-12-13
    listed $9,000 Active 270-char remark

    Show marketing remark (270 chars)

    A Rare find. Great over 55 park. Become a part owner in this park!!Have a share and a voice in the park. Close to shopping, train and medical facilities. Home is suitable for one or two persons. But is priced for someone to remove this home and put in a brand new home!!

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $47,940
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$4,500
• − Depreciation: −$1,859
• Taxable income: $29,053
• Est. tax owed @ 24.0%: −$6,973
• After-tax cash flow: $21,101/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: Haldane Central School District
• NCES district ID: 3613230
• Math proficiency: 65% ▼ -8.00%
• Reading proficiency: 83% ▲ 11.00%
• Median HH income: $81,824
• Composite: 65.66/100
• National rank: #462
• State rank: #84 of 590 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

• City population: 19,566
• Population (ZIP): 5,607

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 5% Two or more races 4%
• Common ancestry: Russian 5% Romanian 4% Italian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.80%
• Current HPI: 259.5306
• 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

+610.0% since first listed

10 events — show timeline

• 2026-03-21 Listed $63,900 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $5,000 HGMLS
• 2012-04-30 Sold (MLS) $5,000 HGMLS
• 2012-04-23 Delisted — HGMLS
• 2012-04-23 Price Changed $9,000 HGMLS
• 2012-02-02 Relisted — HGMLS
• 2012-01-01 Delisted — HGMLS
• 2011-07-15 Relisted — HGMLS
• 2011-04-25 Contingent — HGMLS
• 2010-12-13 Listed $9,000 HGMLS