101 S Hudson · Mechanicville, NY 12118

$289,000

5 bd · 2.0 ba · 2,010 sqft · MultiFamily public records · 8 Days on market

Built 1890 10,454 sqft lot Est $231k · 25% over

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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).

• Cash flow +20.7/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +6.2/10.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

''Great investment opportunity or perfect for owner-occupancy! This well-maintained 2-unit property features large 3-bedroom units, offering plenty of living space. Enjoy stunning river views and a spacious, level lot with ample parking. The property also boasts a huge detached garage, ideal for storage or additional rental potential. Convenient location and plenty of curb appeal make this a must-see for investors or those seeking a versatile home with income potential!''

Key facts

• Ample parking
• Level lot
• River views

Tags

• RIVER VIEWS
• LEVEL LOT
• DETACHED GARAGE
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $-68 ($-811/yr) — negative. Per door: $-34/mo.
• To cash-flow at today's rent, offer at most $277k (4.1% below list).
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $277k (4.1% below list) — sets the bar for cash-flow.
• Cap rate 7.9% vs local median 1.9% in Mechanicville — 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 67/100 on livability (#568 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime D+, employment D.
• Mechanicville City School District (rural): math 57% / reading 57% proficiency, ranked #270 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• This rent runs 42% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,065 (4.1% 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. 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. 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: 1.12% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $231,150
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 William St	0.33mi	5/2.0	1,848 (-8%)	5mo	$200,000	$108	67
20 Green St	0.31mi	4/2.0 (-1)	1,904 (-5%)	6mo	$210,000	$110	66
12 Frances St	0.25mi	6/3.0 (+1)	2,068 (+3%)	19mo	$250,000	$121	59
221 N 3rd Ave	0.62mi	5/2.0	2,132 (+6%)	2mo	$280,000	$131	59
23-25 Leonard St	0.64mi	5/2.0	2,080 (+4%)	9mo	$250,000	$120	57
25 Green St	0.30mi	6/2.0 (+1)	1,832 (-9%)	16mo	$210,000	$115	53
58 Mabbett St	0.49mi	5/3.0	2,100 (+4%)	20mo	$287,200	$137	49
17 Burke Ave	0.41mi	6/2.0 (+1)	2,210 (+10%)	14mo	$285,000	$129	48
67 William St	0.40mi	5/2.0	2,238 (+11%)	22mo	$160,000	$71	44
705 Grand St	0.71mi	5/2.0	2,106 (+5%)	22mo	$175,000	$83	41
8 Farrell St	0.72mi	6/2.0 (+1)	2,200 (+10%)	12mo	$165,000	$75	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.90×
• Total profit: $153,527
• Equity at exit: $260,354

10-year hold

• IRR: 21.0%
• Equity multiple: 6.64×
• Total profit: $456,357
• Equity at exit: $561,463

Cash invested: $80,920 (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 12118

• Home prices YoY: 8.3%
• Active inventory: 144
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,234 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$526 /mo · $6,312/yr
• Insurance: −$120
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $-68

Break-even live

Break-even rent $3,320

Max offer price $277,065

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $14	+0% $-68	+5% $-149	+10% $-231
Rent	-10% $-323	-5% $-195	+0% $-68	+5% $60	+10% $188
Rate	-1.0pp $78	-0.5pp $6	base $-68	+0.5pp $-142	+1.0pp $-219

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,234
Total (2 units)			$3,234

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Revere Run Mechanicville, NY	4.0	2.5	1997	$3,450	$1.73	14d	1	1.31mi

Listing history 4 events

1. 2025-06-05
   soldstatus $289,200
2. 2025-04-09
   soldstatus $150,000
3. 2025-01-25
   status Pending
4. 2025-01-17
   listed $289,000 Active

ⓘ 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: $6,312 · $526/mo
• Projected year-2 tax: $6,312 · $526/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $38,808
• − Mortgage interest: −$16,188
• − Property taxes: −$6,312
• − Insurance: −$6,970
• − Repairs & maintenance: −$3,105
• − Management: −$3,105
• − Depreciation: −$8,407
• Taxable loss: −$5,280
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $456/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: Mechanicville City School District
• NCES district ID: 3618900
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $57,701
• Composite: 49.33/100
• National rank: #2021
• State rank: #270 of 590 in NY

Livability — Mechanicville

• Score: 67/100
• State rank: #568
• US rank: #10227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saratoga County · 166,192 people
• City population: 17,069
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.43%
• Current HPI: 343.9893
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, 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

+0.1% since first listed

4 events — show timeline

• 2025-06-05 Sold (Public Records) $289,200 Public Records
• 2025-04-09 Sold (Public Records) $150,000 Public Records
• 2025-01-25 Pending — Global MLS
• 2025-01-17 Listed $289,000 Global MLS

Property tax history

+5.0%/yr

Latest (2025): $6,312 · -4.4% YoY. Source: county tax records.