62 Cardinal Court 62 Cardinal Ct · Dover Plains, NY 12522

$55,000

2 bd · 2.0 ba · 924,924 sqft · SingleFamily · 149 Days on market

Built 1981

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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 +2.5/5.0

Listing remarks MLS

One of the most economical homes in the area! Light and bright with windows in every room, this 2 bedroom, 2 bathroom mobile home is in Powell Park - an age 55+ community in Dover Plains. Located on a cul-de-sac with a large open green space directly behind – this home is private without losing its neighborhood feel. Open concept Living Room with Dining area has a built-in china cabinet for extra storage and service shelf for dinners with friends and family. The Galley Kitchen has loads of counter space and cabinets, double sink and a very accessible pantry for stocking up. Washer/Dryer conveniently located between the Kitchen and Main Bedroom - which has enough room for a king size bed and mirrored walk in closet with built in shoe rack. En-suite Bathroom with an ample sized linen closet, tub/shower and medicine cabinet. Second bedroom has access door to main bathroom and built in desk for so many uses. Other features include: Berber carpet, Ceiling fans, 3 year old stove, newer washer/dryer, exterior painted 2 years ago, storage shed, clothes line and 3 season room for outdoor living. Off street parking for 2 cars. You can move right in and put your personal touches on this home to make it your own. Additional Information: Amenities:Storage,

Key facts

• 2 parking spots
• Built 1981
• Listed 149 days

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Cable available; Electricity available; Sewer: Other
• Home design: Manufactured home (single wide); Single-story
• Construction: Aluminum siding construction; Manufactured home (single wide); Measured living area
• Exterior features: Aluminum siding; Not waterfront

Interior

• Kitchen: Range; Refrigerator; Exhaust fan; Electric water heater
• Bedrooms: One-level home (single story)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Kerosene heating; No central cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $55k).
• Recommended offer: $48k (12.0% 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: 36 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 $6k of equity ($380 loan paydown + $6k 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 $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 5.90% ✓
• Cap rate: 53.89%
• Cash-on-cash: 170.00%
• DSCR: 8.56
• GRM: 1.4

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: 11.97×
• Total profit: $168,953
• Equity at exit: $49,548

10-year hold

• IRR: —
• Equity multiple: 26.22×
• Total profit: $388,366
• Equity at exit: $106,853

Cash invested: $15,400 (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 12522

• Home prices YoY: 17.7%
• Active inventory: 36
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $3,243 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $2,182

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 28%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-27
   status Pending
2. 2026-04-10
   price $55,000
3. 2026-03-12
   status Active
4. 2025-12-18
   price $59,900
5. 2025-12-02
   status Active
6. 2025-11-24
   status Pending
7. 2025-09-30
   listed $64,900 Active
8. 2024-10-04
   soldstatus $55,000 Closed 1272-char remark

   Show marketing remark (1272 chars)

   One of the most economical homes in the area! Light and bright with windows in every room, this 2 bedroom, 2 bathroom mobile home is in Powell Park - an age 55+ community in Dover Plains. Located on a cul-de-sac with a large open green space directly behind – this home is private without losing its neighborhood feel. Open concept Living Room with Dining area has a built-in china cabinet for extra storage and service shelf for dinners with friends and family. The Galley Kitchen has loads of counter space and cabinets, double sink and a very accessible pantry for stocking up. Washer/Dryer conveniently located between the Kitchen and Main Bedroom - which has enough room for a king size bed and mirrored walk in closet with built in shoe rack. En-suite Bathroom with an ample sized linen closet, tub/shower and medicine cabinet. Second bedroom has access door to main bathroom and built in desk for so many uses. Other features include: Berber carpet, Ceiling fans, 3 year old stove, newer washer/dryer, exterior painted 2 years ago, storage shed, clothes line and 3 season room for outdoor living. Off street parking for 2 cars. You can move right in and put your personal touches on this home to make it your own. Additional Information: Amenities:Storage,

9. 2024-10-03
   status Pending 1272-char remark

   Show marketing remark (1272 chars)

   One of the most economical homes in the area! Light and bright with windows in every room, this 2 bedroom, 2 bathroom mobile home is in Powell Park - an age 55+ community in Dover Plains. Located on a cul-de-sac with a large open green space directly behind – this home is private without losing its neighborhood feel. Open concept Living Room with Dining area has a built-in china cabinet for extra storage and service shelf for dinners with friends and family. The Galley Kitchen has loads of counter space and cabinets, double sink and a very accessible pantry for stocking up. Washer/Dryer conveniently located between the Kitchen and Main Bedroom - which has enough room for a king size bed and mirrored walk in closet with built in shoe rack. En-suite Bathroom with an ample sized linen closet, tub/shower and medicine cabinet. Second bedroom has access door to main bathroom and built in desk for so many uses. Other features include: Berber carpet, Ceiling fans, 3 year old stove, newer washer/dryer, exterior painted 2 years ago, storage shed, clothes line and 3 season room for outdoor living. Off street parking for 2 cars. You can move right in and put your personal touches on this home to make it your own. Additional Information: Amenities:Storage,

10. 2024-09-17
    listed $55,000 Active 1272-char remark

    Show marketing remark (1272 chars)

    One of the most economical homes in the area! Light and bright with windows in every room, this 2 bedroom, 2 bathroom mobile home is in Powell Park - an age 55+ community in Dover Plains. Located on a cul-de-sac with a large open green space directly behind – this home is private without losing its neighborhood feel. Open concept Living Room with Dining area has a built-in china cabinet for extra storage and service shelf for dinners with friends and family. The Galley Kitchen has loads of counter space and cabinets, double sink and a very accessible pantry for stocking up. Washer/Dryer conveniently located between the Kitchen and Main Bedroom - which has enough room for a king size bed and mirrored walk in closet with built in shoe rack. En-suite Bathroom with an ample sized linen closet, tub/shower and medicine cabinet. Second bedroom has access door to main bathroom and built in desk for so many uses. Other features include: Berber carpet, Ceiling fans, 3 year old stove, newer washer/dryer, exterior painted 2 years ago, storage shed, clothes line and 3 season room for outdoor living. Off street parking for 2 cars. You can move right in and put your personal touches on this home to make it your own. Additional Information: Amenities:Storage,

ⓘ 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) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $38,912
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − Depreciation: −$1,600
• Taxable income: $26,905
• Est. tax owed @ 24.0%: −$6,457
• After-tax cash flow: $19,722/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: 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

• Census place: Dover Plains, NY
• 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

+0.0% since first listed

10 events — show timeline

• 2026-04-27 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $55,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-12 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-18 Price Changed $59,900 OneKey® MLS as Distributed by MLS Grid
• 2025-12-02 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-11-24 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-30 Listed $64,900 OneKey® MLS as Distributed by MLS Grid
• 2024-10-04 Sold (MLS) $55,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-03 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-09-17 Listed $55,000 OneKey® MLS as Distributed by MLS Grid