843 Union St · Hudson, NY 12534

$749,000

6 bd · 2.0 ba · 2,416 sqft · Townhouse public records · 172 Days on market

Built 1914 3,049 sqft lot $310/sqft · 33% below area Est $1123k · 33% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Cash flow +3.2/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Immaculate, income-producing townhouse, plus a separate lot with a barn on Hudson's Union Street. .. now available! Walkable to everything Hudson offers, this two-family residence is in excellent condition and ready for your further refinements. The upstairs unit is unoccupied and freshly renovated, featuring hardwood floors throughout and a deck in back. The downstairs unit is in similar condition & currently owner occupied, also with a deck facing the sunset off the kitchen. Exceedingly well-maintained, the property includes a clean, dry basement, a substantial attic for storage, a quaint back yard and a big front porch. The sale includes an enviable 3-bay original carriage barn in really good shape, also with a 6 car parking pad across the street at 834 Union St (tax id #110.61-1-53). There is electric to the barn, with the potential to be hooked up to water/sewer; this allows the possibility to build on the lot with a variance- a uniquely cool opportunity. This unique package offers the buyer a multitude of strategies, with income immediately out of both sides of the street, and the additional opportunity to modify the units into a really grand home. A turnkey investment, the properties have not been conveyed in 25 years and afford one of the best investments on the market in Hudson today!

Key facts

• Deck in back
• Clean dry basement
• 4 garage spots

Tags

• INCOME PRODUCING TOWNHOUSE
• SEPARATE LOT WITH BARN
• HARDWOOD FLOORS THROUGHOUT
• DECK IN BACK
• CLEAN DRY BASEMENT
• SUBSTANTIAL ATTIC FOR STORAGE

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath townhouse listed at $749k.

Deal economics

• At list price, monthly cash flow is $-2k ($-28k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (55.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (58.9% below list).
• Recommended offer: $308k (58.9% below list) — sets the bar for 1% rule.
• Cap rate 2.5% vs local median 3.3% in Hudson — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#430 in NY) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+; Watch: schools C-, commute F, employment F.
• Hudson City School District (town): math 38% / reading 47% proficiency, ranked #494 of 590 in NY (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.9%/yr); 161 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $3,077/mo this rent would consume 51% of the median local household income ($73k/yr) (locally 1083% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $80k of equity ($5k loan paydown + $75k appreciation (10.0% local appreciation)).
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($659k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $145k; list at $749k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $307,668 (58.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 59% concession, seller financing, or rate buy-down credit?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.41% ✗
• Cap rate: 2.51%
• Cash-on-cash: -13.50%
• DSCR: 0.40
• GRM: 20.3

CMA / ARV

• ARV (median comp): $1,122,964
• List price: $749,000
• Delta: -33.30%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.30×
• Total profit: $273,676
• Equity at exit: $674,759

10-year hold

• IRR: 15.9%
• Equity multiple: 5.60×
• Total profit: $964,041
• Equity at exit: $1,455,142

Cash invested: $209,720 (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 12534

• Home prices YoY: 5.6%
• Rents YoY: 10.9%
• Active inventory: 161
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $3,077 medium
• Mortgage (P&I): −$3,928
• Tax from tax record: −$551 /mo · $6,610/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-2,360

Break-even live

Break-even rent $6,064

Max offer price $332,071

Occupancy floor —

Sensitivity live

Price	-10% $-1,936	-5% $-2,148	+0% $-2,360	+5% $-2,572	+10% $-2,784
Rent	-10% $-2,603	-5% $-2,482	+0% $-2,360	+5% $-2,239	+10% $-2,117
Rate	-1.0pp $-1,983	-0.5pp $-2,170	base $-2,360	+0.5pp $-2,554	+1.0pp $-2,752

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: $187,250
• Closing costs: $22,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $749,000 Active 172 DOM
2. 2026-06-18
   days on market $749,000 Active 171 DOM
3. 2026-06-17
   days on market $749,000 Active 170 DOM
4. 2026-06-16
   days on market $749,000 Active 169 DOM
5. 2026-06-15
   days on market $749,000 Active 168 DOM
6. 2026-06-14
   days on market $749,000 Active 166 DOM
7. 2026-06-12
   days on market $749,000 Active 165 DOM
8. 2026-06-09
   days on market $749,000 Active 162 DOM
9. 2026-06-08
   days on market $749,000 Active 161 DOM
10. 2026-06-07
    days on market $749,000 Active 160 DOM
11. 2026-06-04
    days on market $749,000 Active 156 DOM
12. 2026-06-02
    days on market $749,000 Active 155 DOM
13. 2026-06-01
    days on market $749,000 Active 154 DOM
14. 2026-05-31
    days on market $749,000 Active 153 DOM
15. 2026-05-31
    days on market $749,000 Active 152 DOM
16. 2026-05-17
    price $749,000 1321-char remark

    Show marketing remark (1321 chars)

    Immaculate, income-producing townhouse, plus a separate lot with a barn on Hudson's Union Street. .. now available! Walkable to everything Hudson offers, this two-family residence is in excellent condition and ready for your further refinements. The upstairs unit is unoccupied and freshly renovated, featuring hardwood floors throughout and a deck in back. The downstairs unit is in similar condition & currently owner occupied, also with a deck facing the sunset off the kitchen. Exceedingly well-maintained, the property includes a clean, dry basement, a substantial attic for storage, a quaint back yard and a big front porch. The sale includes an enviable 3-bay original carriage barn in really good shape, also with a 6 car parking pad across the street at 834 Union St (tax id #110.61-1-53). There is electric to the barn, with the potential to be hooked up to water/sewer; this allows the possibility to build on the lot with a variance- a uniquely cool opportunity. This unique package offers the buyer a multitude of strategies, with income immediately out of both sides of the street, and the additional opportunity to modify the units into a really grand home. A turnkey investment, the properties have not been conveyed in 25 years and afford one of the best investments on the market in Hudson today!

17. 2025-12-29
    listed $799,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    Immaculate, income-producing townhouse, plus a separate lot with a barn on Hudson's Union Street. .. now available! Walkable to everything Hudson offers, this two-family residence is in excellent condition and ready for your further refinements. The upstairs unit is unoccupied and freshly renovated, featuring hardwood floors throughout and a deck in back. The downstairs unit is in similar condition & currently owner occupied, also with a deck facing the sunset off the kitchen. Exceedingly well-maintained, the property includes a clean, dry basement, a substantial attic for storage, a quaint back yard and a big front porch. The sale includes an enviable 3-bay original carriage barn in really good shape, also with a 6 car parking pad across the street at 834 Union St (tax id #110.61-1-53). There is electric to the barn, with the potential to be hooked up to water/sewer; this allows the possibility to build on the lot with a variance- a uniquely cool opportunity. This unique package offers the buyer a multitude of strategies, with income immediately out of both sides of the street, and the additional opportunity to modify the units into a really grand home. A turnkey investment, the properties have not been conveyed in 25 years and afford one of the best investments on the market in Hudson today!

18. 2004-09-29
    soldstatus $145,000
19. 2003-07-08
    soldstatus $110,000
20. 1994-08-03
    soldstatus $60,700

ⓘ 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: $6,610 · $551/mo
• Projected year-2 tax: $9,634 · $803/mo
• Expected delta: +$3,024/yr (+$252/mo · 45.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,920
• − Mortgage interest: −$41,956
• − Property taxes: −$6,610
• − Insurance: −$3,745
• − Repairs & maintenance: −$2,954
• − Management: −$2,954
• − Depreciation: −$21,789
• Taxable loss: −$43,086
• Est. tax savings @ 24.0%: +$10,341
• After-tax cash flow: $-17,981/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: Hudson City School District
• NCES district ID: 3614940
• Math proficiency: 38% ▲ 4.00%
• Reading proficiency: 47% ▲ 7.00%
• Median HH income: $44,663
• Composite: 36.03/100
• National rank: #4779
• State rank: #494 of 590 in NY

Livability — Hudson

• Score: 70/100
• State rank: #430
• US rank: #7443

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, NY
• County: Columbia County · 17,176 people
• City population: 17,176
• Metro: Hudson, NY
• Population (ZIP): 17,176
• Household income: $72,741
• Rent vs Own: 36.4% rent · 63.6% own
• Severe rent burden: 1083.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 7% Black 7% Hispanic / Latino 7% Asian 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Romanian 4% Iranian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 88% English-only · Spanish 5% Other Indo-European 3% Chinese 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.98%
• Current HPI: 490.0412
• Rent YoY: ▲ 10.88%
• Metro: Hudson, NY
• 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

+1133.9% since first listed

5 events — show timeline

• 2026-05-17 Price Changed $749,000 HVCRMLS
• 2025-12-29 Listed $799,000 HVCRMLS
• 2004-09-29 Sold (Public Records) $145,000 Public Records
• 2003-07-08 Sold (Public Records) $110,000 Public Records
• 1994-08-03 Sold (Public Records) $60,700 Public Records

Property tax history

+9.7%/yr

Latest (2025): $6,610 · -4.0% YoY. Source: county tax records.