52 N Center St · Millerton, NY 12546

$180,000

2 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 50 Days on market

Built 1890 0.29 ac lot $153/sqft · 53% 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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +6.6/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity knocks with this 1,176 sq ft village home, offered strictly as-is and ideal for investors or renovation-minded buyers. The existing structure is a shell with no interior flooring, providing a true blank slate for your custom rebuild or flip. Electric, water, and septic systems are already in place, offering a valuable head start on infrastructure. Set in a quiet village location, the property currently has no driveway. Please note: a signed hold harmless agreement is required prior to any property access. A compelling opportunity for experienced buyers ready to bring new life to this project. Cash purchase required.

Key facts

• Complete renovation
• 0.29 acre lot
• 2 parking spots

Tags

• COMPLETE RENOVATION
• ELECTRIC WATER SEPTIC SYSTEMS

Property features AI

Finance

• Other: Located near shops; Front and back yard; Living area reported from public records

Exterior

• Parking: Two parking spaces total; On-street parking
• Utilities: Electric service by Central Hudson; Cable available; Electricity available; Phone available; Sewer available (listed as other); Water available; Private trash collection; See remarks for additional utilities
• Home design: Single family residence; Property listed as fixer
• Construction: Frame construction
• Exterior features: No specific exterior features listed

Interior

• Kitchen: No appliances listed
• Bedrooms: 1 room (see remarks for layout)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No cooling; No primary heating listed (other)
• Interior features: Other interior features; Screens and storm windows
• Laundry & utility: Basement utility space (unfinished, full basement; see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#594 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: crime D, amenities F, commute 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: 41 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1890 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 7.1

CMA / ARV

• ARV (median comp): $379,019
• List price: $180,000
• Delta: -52.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Rudd Pond Rd	0.48mi	2/1.0	1,200 (+2%)	14mo	$360,300	$300	60
18 Highland St	0.09mi	3/1.0 (+1)	1,296 (+10%)	24mo	$341,500	$264	52
27 Meadow Ln	0.65mi	3/2.0 (+1)	1,248 (+6%)	7mo	$410,000	$329	47
201 Beilke Rd	0.54mi	3/1.0 (+1)	1,008 (-14%)	10mo	$365,000	$362	36

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: 28.5%
• Equity multiple: 3.25×
• Total profit: $113,572
• Equity at exit: $162,158

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $322,613
• Equity at exit: $349,700

Cash invested: $50,400 (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 12546

• Home prices YoY: 27.9%
• Active inventory: 41
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$398 /mo · $4,779/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $242

Break-even live

Break-even rent $1,794

Max offer price $180,000

Occupancy floor 83%

Sensitivity live

Price	-10% $344	-5% $293	+0% $242	+5% $191	+10% $140
Rent	-10% $76	-5% $159	+0% $242	+5% $325	+10% $408
Rate	-1.0pp $332	-0.5pp $288	base $242	+0.5pp $195	+1.0pp $148

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Barton St Millerton, NY	2.0	1.5	1100	$2,100	$1.91	45d	1	0.27mi

Listing history 32 events

1. 2026-06-21
   days on market $180,000 Active 50 DOM
2. 2026-06-21
   days on market $180,000 Active 49 DOM
3. 2026-06-18
   days on market $180,000 Active 47 DOM
4. 2026-06-17
   days on market $180,000 Active 46 DOM
5. 2026-06-16
   days on market $180,000 Active 45 DOM
6. 2026-06-15
   days on market $180,000 Active 44 DOM
7. 2026-06-13
   days on market $180,000 Active 42 DOM
8. 2026-06-12
   pricedays on market $180,000 Active 41 DOM
9. 2026-06-09
   days on market $185,000 Active 38 DOM
10. 2026-06-08
    days on market $185,000 Active 37 DOM
11. 2026-06-07
    days on market $185,000 Active 36 DOM
12. 2026-06-07
    days on market $185,000 Active 35 DOM
13. 2026-06-04
    days on market $185,000 Active 32 DOM
14. 2026-06-02
    days on market $185,000 Active 31 DOM
15. 2026-06-01
    days on market $185,000 Active 30 DOM
16. 2026-05-31
    days on market $185,000 Active 29 DOM
17. 2026-05-01
    listed $185,000 Active 635-char remark

    Show marketing remark (635 chars)

    Opportunity knocks with this 1,176 sq ft village home, offered strictly as-is and ideal for investors or renovation-minded buyers. The existing structure is a shell with no interior flooring, providing a true blank slate for your custom rebuild or flip. Electric, water, and septic systems are already in place, offering a valuable head start on infrastructure. Set in a quiet village location, the property currently has no driveway. Please note: a signed hold harmless agreement is required prior to any property access. A compelling opportunity for experienced buyers ready to bring new life to this project. Cash purchase required.

18. 2026-05-01
    listed $185,000 Active 757-char remark

    Show marketing remark (635 chars)

    Opportunity knocks with this 1,176 sq ft village home, offered strictly as-is and ideal for investors or renovation-minded buyers. The existing structure is a shell with no interior flooring, providing a true blank slate for your custom rebuild or flip. Electric, water, and septic systems are already in place, offering a valuable head start on infrastructure. Set in a quiet village location, the property currently has no driveway. Please note: a signed hold harmless agreement is required prior to any property access. A compelling opportunity for experienced buyers ready to bring new life to this project. Cash purchase required.

19. 2026-01-19
    historical
20. 2025-10-16
    price $185,000
21. 2025-10-16
    price $185,000
22. 2025-07-19
    listed $200,000 Active
23. 2025-07-18
    listed $200,000 Active
24. 2022-02-28
    soldstatus $220,000
25. 2021-09-16
    listed $239,900
26. 2018-01-31
    historical
27. 2017-10-29
    listed $129,876 Active
28. 2015-04-06
    listed $129,000
29. 2013-01-31
    historical
30. 2012-08-05
    listed $165,000
31. 2001-08-23
    soldstatus $82,500
32. 1986-12-04
    soldstatus $30,000

ⓘ 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: $4,779 · $398/mo
• Projected year-2 tax: $4,779 · $398/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 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$10,083
• − Property taxes: −$4,779
• − Insurance: −$900
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$5,236
• Taxable income: $170
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,861/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 — Millerton

• Score: 67/100
• State rank: #594
• US rank: #10777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millerton, NY
• Population (ZIP): 2,710

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 (70%)
• Race & ethnicity: White 70% Hispanic / Latino 18% Two or more races 6% Black 4% Native American 4% Asian 3%
• Common ancestry: Lithuanian 5% Romanian 4% Slovak 3%
• Foreign-born: 16% · Canada, Jamaica, South Korea
• Languages at home: 77% English-only · Spanish 17% French/Haitian/Cajun 4% Other Indo-European 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: ▲ 88.31%
• Current HPI: 405.1321
• 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

+500.0% since first listed

18 events — show timeline

• 2026-06-10 Price Changed $180,000 HVCRMLS
• 2026-06-10 Price Changed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-01 Listed $185,000 HVCRMLS
• 2026-01-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $185,000 HVCRMLS
• 2025-10-16 Price Changed $185,000 OneKey® MLS as Distributed by MLS Grid
• 2025-07-19 Listed $200,000 HVCRMLS
• 2025-07-18 Listed $200,000 OneKey® MLS as Distributed by MLS Grid
• 2022-02-28 Sold (MLS) $220,000 OneKey® MLS as Distributed by MLS Grid
• 2021-09-16 Listed $239,900 OneKey® MLS as Distributed by MLS Grid
• 2018-01-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2017-10-29 Listed $129,876 OneKey® MLS as Distributed by MLS Grid
• 2015-04-06 Listed $129,000 HVCRMLS
• 2013-01-31 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2012-08-05 Listed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2001-08-23 Sold (Public Records) $82,500 Public Records
• 1986-12-04 Sold (Public Records) $30,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,779 · +15.1% YoY. Source: county tax records.