168 County Route 27b · Claverack-Red Mills, NY 12534

$344,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 77 Days on market

Built 1940 1.00 ac lot $328/sqft · 16% below area Est $410k · 16% under

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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).

• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Wonderful Claverack ranch style country home - sitting on 1 acre with meandering stream through the property. Updated eat-in kitchen with Viking commercial range, stainless appliances and French door to large Trex deck. Living room with beamed ceiling, primary bedroom with 1/2 bath, porch area has been used as a 3rd bedroom. Furnace is 4 years old, windows have been replaced and roof is 10 years old. Outside is a 30x30 Quonset hut with 12 ft door built in 2025, foam insulation, concrete floor, propane heat and 100 amp electric service. Also, on property is a grandfathered mobil home with its own electric. Shares septic and well with main property. Currently used for storage but with a little TLC could be a great in-law or guest house. Mobil home can be removed or replaced with same size home. 5,000 offered at closing to buyer for wet Spring basement. Close to Hudson.

Key facts

• Meandering stream
• 30x30 quonset hut
• Beamed ceiling

Tags

• MEANDERING STREAM
• UPDATED EAT-IN KITCHEN
• COMMERCIAL VIKING RANGE
• LARGE TREX DECK
• BEAMED CEILING
• 30X30 QUONSET HUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $344k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (31.6% below list).
• Recommended offer: $235k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.9% in Claverack-Red Mills — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Taconic Hills Central School District (rural): math 53% / reading 51% proficiency, ranked #335 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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).
• This rent runs 39% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k 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 ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $185k; list at $344k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,285 (31.6% 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 77 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.68% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (median comp): $409,900
• List price: $344,000
• Delta: -16.08%
• Verdict: UNDERPRICED
• Comps: 13 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Route 27b	0.61mi	3/1.5 (+1)	980 (-6%)	22mo	$32,000	$33	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.84×
• Total profit: $177,529
• Equity at exit: $309,902

10-year hold

• IRR: 21.3%
• Equity multiple: 6.93×
• Total profit: $570,909
• Equity at exit: $668,316

Cash invested: $96,320 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$1,804
• Tax from tax record: −$204 /mo · $2,451/yr
• Insurance: −$143
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-348

Break-even live

Break-even rent $2,794

Max offer price $282,460

Occupancy floor —

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: $86,000
• Closing costs: $10,320
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-17
   status $344,000 Pending 77 DOM
2. 2026-06-16
   days on market $344,000 Active 77 DOM
3. 2026-06-15
   days on market $344,000 Active 76 DOM
4. 2026-06-14
   days on market $344,000 Active 74 DOM
5. 2026-06-12
   days on market $344,000 Active 73 DOM
6. 2026-06-09
   days on market $344,000 Active 70 DOM
7. 2026-06-08
   days on market $344,000 Active 69 DOM
8. 2026-06-07
   days on market $344,000 Active 68 DOM
9. 2026-06-07
   days on market $344,000 Active 67 DOM
10. 2026-06-04
    days on market $344,000 Active 64 DOM
11. 2026-06-02
    days on market $344,000 Active 63 DOM
12. 2026-06-01
    days on market $344,000 Active 62 DOM
13. 2026-05-31
    days on market $344,000 Active 61 DOM
14. 2026-05-31
    days on market $344,000 Active 60 DOM
15. 2026-05-04
    price $344,000 880-char remark

    Show marketing remark (839 chars)

    Wonderful Claverack ranch style country home sitting on 1 acre with meandering stream throughout the property. Updated eat-in kitchen with commercial Viking range, stainless appliances and French door to large Trex deck. Living room with beamed ceiling, primary bedroom with 1/2 bath. Porch has been used as 3rd bedroom. Furnace is 4 years old, windows replaced and roof is 10 years old. Outside is a 30x30 Quonset hut with 12 foot door, concrete floor, propane heat and 100 amp electric. Also on property is a grandfathered mobil home, currently used for storage but with a little TLC could be a great guest or in-law area. Mobil home can be replaced with a new same size home. Separate electric, well/septic shared with main property. Taconic schools and close to Hudson. 5,000 to buyer at closing for repair to Spring wet basement.

16. 2026-05-04
    price $344,000 839-char remark

    Show marketing remark (839 chars)

    Wonderful Claverack ranch style country home sitting on 1 acre with meandering stream throughout the property. Updated eat-in kitchen with commercial Viking range, stainless appliances and French door to large Trex deck. Living room with beamed ceiling, primary bedroom with 1/2 bath. Porch has been used as 3rd bedroom. Furnace is 4 years old, windows replaced and roof is 10 years old. Outside is a 30x30 Quonset hut with 12 foot door, concrete floor, propane heat and 100 amp electric. Also on property is a grandfathered mobil home, currently used for storage but with a little TLC could be a great guest or in-law area. Mobil home can be replaced with a new same size home. Separate electric, well/septic shared with main property. Taconic schools and close to Hudson. 5,000 to buyer at closing for repair to Spring wet basement.

17. 2026-03-30
    listed $349,000 Active 880-char remark

    Show marketing remark (839 chars)

    Wonderful Claverack ranch style country home sitting on 1 acre with meandering stream throughout the property. Updated eat-in kitchen with commercial Viking range, stainless appliances and French door to large Trex deck. Living room with beamed ceiling, primary bedroom with 1/2 bath. Porch has been used as 3rd bedroom. Furnace is 4 years old, windows replaced and roof is 10 years old. Outside is a 30x30 Quonset hut with 12 foot door, concrete floor, propane heat and 100 amp electric. Also on property is a grandfathered mobil home, currently used for storage but with a little TLC could be a great guest or in-law area. Mobil home can be replaced with a new same size home. Separate electric, well/septic shared with main property. Taconic schools and close to Hudson. 5,000 to buyer at closing for repair to Spring wet basement.

18. 2026-03-30
    listed $349,000 Active 839-char remark

    Show marketing remark (839 chars)

    Wonderful Claverack ranch style country home sitting on 1 acre with meandering stream throughout the property. Updated eat-in kitchen with commercial Viking range, stainless appliances and French door to large Trex deck. Living room with beamed ceiling, primary bedroom with 1/2 bath. Porch has been used as 3rd bedroom. Furnace is 4 years old, windows replaced and roof is 10 years old. Outside is a 30x30 Quonset hut with 12 foot door, concrete floor, propane heat and 100 amp electric. Also on property is a grandfathered mobil home, currently used for storage but with a little TLC could be a great guest or in-law area. Mobil home can be replaced with a new same size home. Separate electric, well/septic shared with main property. Taconic schools and close to Hudson. 5,000 to buyer at closing for repair to Spring wet basement.

19. 2022-10-04
    soldstatus $185,000
20. 1993-08-24
    soldstatus $68,000

ⓘ 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: $2,451 · $204/mo
• Projected year-2 tax: $4,132 · $344/mo
• Expected delta: +$1,681/yr (+$140/mo · 68.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 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: $28,234
• − Mortgage interest: −$19,269
• − Property taxes: −$2,451
• − Insurance: −$2,386
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − Depreciation: −$10,007
• Taxable loss: −$10,398
• Est. tax savings @ 24.0%: +$2,495
• After-tax cash flow: $-1,685/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: Taconic Hills Central School District
• NCES district ID: 3628620
• Math proficiency: 53% ▲ 10.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $57,329
• Composite: 45.16/100
• National rank: #2676
• State rank: #335 of 590 in NY

Livability — Claverack-Red Mills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Columbia County · 17,176 people
• City population: 198
• 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

+405.9% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $344,000 HVCRMLS
• 2026-05-04 Price Changed $344,000 Global MLS
• 2026-03-30 Listed $349,000 HVCRMLS
• 2026-03-30 Listed $349,000 Global MLS
• 2022-10-04 Sold (Public Records) $185,000 Public Records
• 1993-08-24 Sold (Public Records) $68,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,451 · -0.1% YoY. Source: county tax records.