358 Warren St · Hudson, NY 12534

$1,250,000

8 bd · 4.0 ba · 5,635 sqft · MultiFamily · 83 Days on market

Built 1860 Excellent condition 3,049 sqft lot $222/sqft · 14% below area Est $1453k · 14% 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 +17.5/30.0
• ARV discount +13.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A mixed use building in the heart of historic Hudson. This c1860 Federal style brick building is a fabulous investment with four beautifully updated apartments. Gut renovated in 2021, the building is completely turn key and has retained much of its historic charm. You'll find a studio garden apartment in the lower level, a 2BR apartment on street level which could also be used as commercial/retail space, a 2BR apartment on the second floor, and a stunning duplex takes up the top two stories. Off-street parking for three cars in the rear, a fenced in yard planted with lovely perennials and a deck. With minimal maintenance and a healthy cap rate, 358 Warren is currently fully rented. An incredible location, a wonderful opportunity for live/work or a pure investment play. Walking distance to Amtrak and in the heart of all that Hudson has to offer.

Key facts

• Gut renovated
• Mixed use building
• Turn key

Tags

• MIXED USE BUILDING
• UPDATED APARTMENTS
• GUT RENOVATED
• TURN KEY
• STUDIO GARDEN APARTMENT
• COMMERCIAL RETAIL SPACE

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $1.25M. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.22M (2.7% below list).
• Recommended offer: $1.18M (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.3% in Hudson — 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 70/100 on livability (#430 in NY) — a middle-class / working-renter tenant base. Strengths: amenities A+, health & safety A+; Watch: 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.
• Zoned schools: Montgomery C Smith Elementary School (math 36% / reading 47%, grade F, #1,409 of 2,108 statewide, top 67%, 723 students, 65% FRL); Hudson Junior High School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 384 students, 63% FRL); Hudson High School (math 82% / reading 84%, grade A, #435 of 1,100 statewide, top 40%, 454 students, 57% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 162 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $134k of equity ($9k loan paydown + $125k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $350k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$215k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($1.18M) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 9y 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 $572k; list at $1.25M implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,175,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.31%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $1,453,189
• List price: $1,250,000
• Delta: -13.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.6%
• Equity multiple: 3.30×
• Total profit: $806,711
• Equity at exit: $1,126,099

10-year hold

• IRR: 26.4%
• Equity multiple: 8.11×
• Total profit: $2,486,796
• Equity at exit: $2,428,475

Cash invested: $350,000 (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: 162
• Price-to-rent: 40.4×

Monthly cashflow live

• Estimated rent: $12,157 high
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,750/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,553
• Net cashflow: $966

Break-even live

Break-even rent $10,935

Max offer price $1,250,000

Occupancy floor 87%

Sensitivity live

Price	-10% $1,829	-5% $1,397	+0% $966	+5% $534	+10% $102
Rent	-10% $5	-5% $485	+0% $966	+5% $1,446	+10% $1,926
Rate	-1.0pp $1,595	-0.5pp $1,283	base $966	+0.5pp $642	+1.0pp $312

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$2,580
▸ 3× units	2	1	$9,576
Total (4 units)			$12,157

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: $312,500
• Closing costs: $37,500
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-21
   days on market $1,250,000 Active 83 DOM
2. 2026-06-19
   days on market $1,250,000 Active 81 DOM
3. 2026-06-18
   days on market $1,250,000 Active 80 DOM
4. 2026-06-17
   days on market $1,250,000 Active 79 DOM
5. 2026-06-16
   days on market $1,250,000 Active 78 DOM
6. 2026-06-15
   days on market $1,250,000 Active 77 DOM
7. 2026-06-14
   days on market $1,250,000 Active 75 DOM
8. 2026-06-12
   days on market $1,250,000 Active 74 DOM
9. 2026-06-09
   days on market $1,250,000 Active 71 DOM
10. 2026-06-08
    days on market $1,250,000 Active 70 DOM
11. 2026-06-07
    days on market $1,250,000 Active 69 DOM
12. 2026-06-04
    days on market $1,250,000 Active 65 DOM
13. 2026-06-02
    days on market $1,250,000 Active 64 DOM
14. 2026-06-01
    days on market $1,250,000 Active 63 DOM
15. 2026-05-31
    days on market $1,250,000 Active 62 DOM
16. 2026-05-31
    days on market $1,250,000 Active 61 DOM
17. 2026-05-17
    price $1,250,000 856-char remark

    Show marketing remark (856 chars)

    A mixed use building in the heart of historic Hudson. This c1860 Federal style brick building is a fabulous investment with four beautifully updated apartments. Gut renovated in 2021, the building is completely turn key and has retained much of its historic charm. You'll find a studio garden apartment in the lower level, a 2BR apartment on street level which could also be used as commercial/retail space, a 2BR apartment on the second floor, and a stunning duplex takes up the top two stories. Off-street parking for three cars in the rear, a fenced in yard planted with lovely perennials and a deck. With minimal maintenance and a healthy cap rate, 358 Warren is currently fully rented. An incredible location, a wonderful opportunity for live/work or a pure investment play. Walking distance to Amtrak and in the heart of all that Hudson has to offer.

18. 2026-05-17
    price $1,250,000 856-char remark

    Show marketing remark (856 chars)

    A mixed use building in the heart of historic Hudson. This c1860 Federal style brick building is a fabulous investment with four beautifully updated apartments. Gut renovated in 2021, the building is completely turn key and has retained much of its historic charm. You'll find a studio garden apartment in the lower level, a 2BR apartment on street level which could also be used as commercial/retail space, a 2BR apartment on the second floor, and a stunning duplex takes up the top two stories. Off-street parking for three cars in the rear, a fenced in yard planted with lovely perennials and a deck. With minimal maintenance and a healthy cap rate, 358 Warren is currently fully rented. An incredible location, a wonderful opportunity for live/work or a pure investment play. Walking distance to Amtrak and in the heart of all that Hudson has to offer.

19. 2026-03-30
    listed $1,295,000 Active 856-char remark

    Show marketing remark (856 chars)

    A mixed use building in the heart of historic Hudson. This c1860 Federal style brick building is a fabulous investment with four beautifully updated apartments. Gut renovated in 2021, the building is completely turn key and has retained much of its historic charm. You'll find a studio garden apartment in the lower level, a 2BR apartment on street level which could also be used as commercial/retail space, a 2BR apartment on the second floor, and a stunning duplex takes up the top two stories. Off-street parking for three cars in the rear, a fenced in yard planted with lovely perennials and a deck. With minimal maintenance and a healthy cap rate, 358 Warren is currently fully rented. An incredible location, a wonderful opportunity for live/work or a pure investment play. Walking distance to Amtrak and in the heart of all that Hudson has to offer.

20. 2026-03-30
    listed $1,295,000 Active 856-char remark

    Show marketing remark (856 chars)

    A mixed use building in the heart of historic Hudson. This c1860 Federal style brick building is a fabulous investment with four beautifully updated apartments. Gut renovated in 2021, the building is completely turn key and has retained much of its historic charm. You'll find a studio garden apartment in the lower level, a 2BR apartment on street level which could also be used as commercial/retail space, a 2BR apartment on the second floor, and a stunning duplex takes up the top two stories. Off-street parking for three cars in the rear, a fenced in yard planted with lovely perennials and a deck. With minimal maintenance and a healthy cap rate, 358 Warren is currently fully rented. An incredible location, a wonderful opportunity for live/work or a pure investment play. Walking distance to Amtrak and in the heart of all that Hudson has to offer.

21. 2025-07-06
    historical $1,800
22. 2025-05-31
    listed $1,800
23. 2024-05-25
    historical $1,600
24. 2024-05-18
    listed $1,600
25. 2022-04-26
    price $1,600
26. 2022-04-21
    listed $1,365,000
27. 2022-04-21
    listed $1,365,000
28. 2019-09-06
    soldstatus $572,000
29. 2019-09-06
    soldstatus $572,000
30. 2019-06-18
    listed $620,000
31. 2019-05-17
    listed $620,000
32. 2018-09-22
    historical
33. 2018-03-22
    listed $630,000
34. 2018-03-21
    listed $630,000
35. 2018-03-21
    historical
36. 2017-11-15
    listed $685,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $145,884
• − Mortgage interest: −$70,019
• − Property taxes: −$18,750
• − Insurance: −$6,250
• − Repairs & maintenance: −$11,671
• − Management: −$11,671
• − Depreciation: −$36,364
• Taxable loss: −$8,841
• Est. tax savings @ 24.0%: +$2,122
• After-tax cash flow: $13,708/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This multi-family building is in excellent condition with no visible damage or wear. It has been gut renovated in 2021 and is currently fully rented with a healthy cap rate. The property is move-in ready and would be an excellent investment.

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

+82.5% since first listed

20 events — show timeline

• 2026-05-17 Price Changed $1,250,000 HVCRMLS
• 2026-05-17 Price Changed $1,250,000 HVCRMLS
• 2026-03-30 Listed $1,295,000 HVCRMLS
• 2026-03-30 Listed $1,295,000 HVCRMLS
• 2025-07-06 Rental Removed $1,800 TURBOTENANT
• 2025-05-31 Listed for Rent $1,800 TURBOTENANT
• 2024-05-25 Rental Removed $1,600 TURBOTENANT
• 2024-05-18 Listed for Rent $1,600 TURBOTENANT
• 2022-04-26 Price Changed $1,600 RENT.
• 2022-04-21 Listed $1,365,000 HVCRMLS
• 2022-04-21 Listed $1,365,000 HVCRMLS
• 2019-09-06 Sold (MLS) $572,000 Global MLS
• 2019-09-06 Sold (MLS) $572,000 HVCRMLS
• 2019-06-18 Listed $620,000 Global MLS
• 2019-05-17 Listed $620,000 HVCRMLS
• 2018-09-22 Listing Removed — Global MLS
• 2018-03-22 Listed $630,000 Global MLS
• 2018-03-21 Listing Removed — Global MLS
• 2018-03-21 Listed $630,000 HVCRMLS
• 2017-11-15 Listed $685,000 Global MLS