18 Powerline Ln · Staatsburg, NY 12580

$430,000

4 bd · 2.5 ba · 2,381 sqft · MultiFamily public records · 59 Days on market

Built 1963 3.30 ac lot $181/sqft · 5% below area Est $569k · 24% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 18 Power Line Lane in Staatsburg—a spacious and versatile single-family residence featuring a legal ADU, set on a beautifully private 3-acre lot. The main home offers comfortable living with 3 bedrooms and 2 full bathrooms, providing an ideal layout for everyday living, entertaining, and relaxation. The legal ADU adds excellent flexibility with 1 bedroom and 1 bathroom, perfect for extended family, guests, or supplemental rental income. Set back in a peaceful, natural setting, this property offers an abundance of outdoor space—ideal for recreation, gardening, gatherings, or simply enjoying the privacy and open land surrounding you. Additional highlights include a full basement with strong potential for storage or future finishing, along with separate septic systems supporting each living space, adding convenience and functionality. Whether you’re looking for a primary residence with income potential, a multi-generational setup, or a private retreat with extra space to grow, this property delivers comfort, flexibility, and opportunity all in one.

Key facts

• 3 acre lot
• Full basement
• Outdoor space

Tags

• 3 ACRE LOT
• OUTDOOR SPACE
• FULL BASEMENT
• SEPARATE SEPTIC SYSTEMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $9k ($104k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $430k).
• Recommended offer: $417k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.4% vs local median 2.5% in Staatsburg — 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 66/100 on livability (#639 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: schools C-, cost of living C-, amenities F.
• Hyde Park Central School District (rural): math 43% / reading 62% proficiency, ranked #316 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $120k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($417k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $297k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $417,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 3.49% ✓
• Cap rate: 30.41%
• Cash-on-cash: 86.14%
• DSCR: 4.83
• GRM: 2.4

CMA / ARV

• ARV (median comp): $568,882
• List price: $430,000
• Delta: -24.41%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 86.6%
• Equity multiple: 5.00×
• Total profit: $481,165
• Equity at exit: $64,114

10-year hold

• IRR: 89.8%
• Equity multiple: 10.38×
• Total profit: $1,129,319
• Equity at exit: $37,179

Cash invested: $120,400 (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 12580

• Home prices YoY: -6.7%
• Active inventory: 44
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $15,000 medium
• Mortgage (P&I): −$2,255
• Tax from tax record: −$773 /mo · $9,275/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,150
• Net cashflow: $8,643

Break-even live

Break-even rent $4,060

Max offer price $430,000

Occupancy floor 37%

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1777 Route 9G Staatsburg, NY	4.0	3.0	3047	$15,000	$4.92	43d	1	0.82mi

Listing history 22 events

1. 2026-06-18
   days on market $430,000 Active 59 DOM
2. 2026-06-17
   days on market $430,000 Active 58 DOM
3. 2026-06-16
   days on market $430,000 Active 57 DOM
4. 2026-06-15
   days on market $430,000 Active 56 DOM
5. 2026-06-14
   days on market $430,000 Active 54 DOM
6. 2026-06-10
   days on market $430,000 Active 51 DOM
7. 2026-06-09
   days on market $430,000 Active 50 DOM
8. 2026-06-08
   days on market $430,000 Active 49 DOM
9. 2026-06-07
   days on market $430,000 Active 48 DOM
10. 2026-06-03
    days on market $430,000 Active 44 DOM
11. 2026-06-02
    days on market $430,000 Active 43 DOM
12. 2026-06-01
    days on market $430,000 Active 42 DOM
13. 2026-05-31
    days on market $430,000 Active 41 DOM
14. 2026-05-30
    days on market $430,000 Active 40 DOM
15. 2026-04-20
    listed $430,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    Welcome to 18 Power Line Lane in Staatsburg—a spacious and versatile single-family residence featuring a legal ADU, set on a beautifully private 3-acre lot. The main home offers comfortable living with 3 bedrooms and 2 full bathrooms, providing an ideal layout for everyday living, entertaining, and relaxation. The legal ADU adds excellent flexibility with 1 bedroom and 1 bathroom, perfect for extended family, guests, or supplemental rental income. Set back in a peaceful, natural setting, this property offers an abundance of outdoor space—ideal for recreation, gardening, gatherings, or simply enjoying the privacy and open land surrounding you. Additional highlights include a full basement with strong potential for storage or future finishing, along with separate septic systems supporting each living space, adding convenience and functionality. Whether you’re looking for a primary residence with income potential, a multi-generational setup, or a private retreat with extra space to grow, this property delivers comfort, flexibility, and opportunity all in one.

16. 2026-04-16
    listed $430,000 Active 1213-char remark

    Show marketing remark (1213 chars)

    Welcome to 18 Power Line Lane in Staatsburg—a charming and versatile legal two-family property set on an expansive 3-acre lot, offering the perfect blend of comfort, privacy, and opportunity. This cozy yet spacious home features two well-designed units. Unit 1 offers 3 bedrooms and 2 full bathrooms, ideal for an owner-occupant seeking generous living space. Unit 2 includes 1 bedroom and 1 bathroom, perfect for extended family, guests, or rental income. Surrounded by nature, the property provides plenty of outdoor space to relax, entertain, or simply enjoy the peaceful setting. Whether it’s hosting gatherings, creating a garden, or enjoying open-air activities, the possibilities are endless on this beautifully sized lot. Additional features include a full basement with great potential for storage or future finishing, as well as separate septic systems for each unit, offering added convenience and functionality. Whether you’re looking for an investment opportunity, a multi-generational living setup, or a private retreat with income potential, this property delivers both flexibility and charm in a serene location. Don’t miss the chance to make this unique property your own.

17. 2024-02-03
    historical
18. 2024-02-03
    historical
19. 2021-06-18
    soldstatus $297,000
20. 2020-07-13
    listed $275,000
21. 2020-07-09
    listed $275,000
22. 1983-01-31
    soldstatus $33,000

ⓘ 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: $9,275 · $773/mo
• Projected year-2 tax: $9,275 · $773/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $180,000
• − Mortgage interest: −$24,087
• − Property taxes: −$9,275
• − Insurance: −$2,150
• − Repairs & maintenance: −$14,400
• − Management: −$14,400
• − Depreciation: −$12,509
• Taxable income: $103,179
• Est. tax owed @ 24.0%: −$24,763
• After-tax cash flow: $78,952/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: Hyde Park Central School District
• NCES district ID: 3615180
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 62% ▲ 15.00%
• Median HH income: $68,932
• Composite: 46.59/100
• National rank: #2421
• State rank: #316 of 590 in NY

Livability — Staatsburg

• Score: 66/100
• State rank: #639
• US rank: #11896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,169

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Black 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Romanian 5% Lithuanian 4% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 3% 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: ▼ -19.18%
• Current HPI: 269.4278
• 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

+1203.0% since first listed

8 events — show timeline

• 2026-04-20 Listed $430,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-16 Listed $430,000 OneKey® MLS as Distributed by MLS Grid
• 2024-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2024-02-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-06-18 Sold (Public Records) $297,000 Public Records
• 2020-07-13 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 2020-07-09 Listed $275,000 OneKey® MLS as Distributed by MLS Grid
• 1983-01-31 Sold (Public Records) $33,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $9,275 · -0.1% YoY. Source: county tax records.