6045 Ny-9g Rd · Hudson, NY 12534

$1,100,000

15 bd · 7.0 ba · 6,490 sqft · MultiFamily · 42 Days on market

Built 1954 Good condition 3.05 ac lot $169/sqft · 49% below area Est $2150k · 49% under

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Why this score? — see what drove the A 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +5.0/5.0
• Condition / age +4.0/5.0
• 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: 5 units. confirmed

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

See attached I & E Report. Incredible opportunity for serious investors! 7 residential units (5 units already rented)- all NEWLY RENOVATED! Partially vacant for the new buyer to bring on his or her own tenants. 3 bay detached garage, 4 storage units on site, plus a workshop that is rented by a local contractor. All units except for 1 building have in-house washer/dryer. All tenants have their own electric meters, electric heat/hot water. All new electric services. Low taxes. Minutes to downtown Hudson! Call today for a private tour!

Key facts

• Low taxes
• Newly renovated
• Detached garage

Tags

• NEWLY RENOVATED
• DETACHED GARAGE
• IN-HOUSE WASHER DRYER
• ELECTRIC HEAT HOT WATER
• LOW TAXES
• MINUTES TO DOWNTOWN HUDSON

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $1.10M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive. Per door: $701/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.10M).
• Recommended offer: $1.07M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 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 $14,058/mo this rent would consume 232% 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 $118k of equity ($8k loan paydown + $110k 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 $308k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$189k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($1.07M) 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,067,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $2,149,779
• List price: $1,100,000
• Delta: -48.83%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.8%
• Equity multiple: 3.91×
• Total profit: $896,764
• Equity at exit: $990,967

10-year hold

• IRR: 33.5%
• Equity multiple: 9.60×
• Total profit: $2,649,796
• Equity at exit: $2,137,058

Cash invested: $308,000 (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: 161
• Price-to-rent: 32.6×

Monthly cashflow live

• Estimated rent: $14,058 medium
• Mortgage (P&I): −$5,769
• Tax est. 1.5%: −$1,375 /mo · $16,500/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,952
• Net cashflow: $3,504

Break-even live

Break-even rent $9,623

Max offer price $1,100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $4,264	-5% $3,884	+0% $3,504	+5% $3,124	+10% $2,744
Rent	-10% $2,393	-5% $2,949	+0% $3,504	+5% $4,059	+10% $4,615
Rate	-1.0pp $4,058	-0.5pp $3,784	base $3,504	+0.5pp $3,219	+1.0pp $2,929

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$14,060
Total (5 units)			$14,058

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   historical Active Under Contract 545-char remark

   Show marketing remark (545 chars)

   See attached I & E Report. Incredible opportunity for serious investors! 7 residential units (5 units already rented)- all NEWLY RENOVATED! Partially vacant for the new buyer to bring on his or her own tenants. 3 bay detached garage, 4 storage units on site, plus a workshop that is rented by a local contractor. All units except for 1 building have in-house washer/dryer. All tenants have their own electric meters, electric heat/hot water. All new electric services. Low taxes. Minutes to downtown Hudson! Call today for a private tour!

2. 2026-04-12
   listed $1,100,000 Active 545-char remark

   Show marketing remark (545 chars)

   See attached I & E Report. Incredible opportunity for serious investors! 7 residential units (5 units already rented)- all NEWLY RENOVATED! Partially vacant for the new buyer to bring on his or her own tenants. 3 bay detached garage, 4 storage units on site, plus a workshop that is rented by a local contractor. All units except for 1 building have in-house washer/dryer. All tenants have their own electric meters, electric heat/hot water. All new electric services. Low taxes. Minutes to downtown Hudson! Call today for a private tour!

3. 2025-12-08
   historical $1,500
4. 2025-11-22
   price $1,500
5. 2025-08-23
   price $1,600
6. 2025-08-16
   price $1,850
7. 2025-08-07
   listed $2,000

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $168,696
• − Mortgage interest: −$61,617
• − Property taxes: −$16,500
• − Insurance: −$5,500
• − Repairs & maintenance: −$13,496
• − Management: −$13,496
• − Depreciation: −$32,000
• Taxable income: $26,088
• Est. tax owed @ 24.0%: −$6,261
• After-tax cash flow: $35,787/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 · 14 photos

Good 80/100 Cosmetic rehab

This property is in good condition with minimal repairs needed. Painting and landscaping can significantly increase its value for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior — Painting can enhance the curb appeal and increase both resale and rental value.
• Both Landscaping the front yard — Landscaping can improve the curb appeal and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Painting can enhance the curb appeal and increase both resale and rental value. ↑
• Both Landscaping the front yard — Landscaping can improve the curb appeal and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

+54900.0% since first listed

7 events — show timeline

• 2026-05-06 Contingent — HVCRMLS
• 2026-04-12 Listed $1,100,000 HVCRMLS
• 2025-12-08 Rental Removed $1,500 HVCRMLS
• 2025-11-22 Price Changed $1,500 HVCRMLS
• 2025-08-23 Price Changed $1,600 HVCRMLS
• 2025-08-16 Price Changed $1,850 HVCRMLS
• 2025-08-07 Listed for Rent $2,000 HVCRMLS