57 Hudson St · Warrensburg, NY 12885

$349,000

3 bd · 2.0 ba · 1,290 sqft · MultiFamily public records · 45 Days on market

Built 1900 0.46 ac lot $271/sqft · 176% above area Est $245k · 43% 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 +19.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

A unique 3 family! A duplex and a single family home on one lot. Off street parking for all and a large yard! Walking distance to everything in Warrensburg. Great income producing opportunity. Live in one and rent the other two or rent all three!

Key facts

• Off street parking
• Walking distance
• Single family home

Tags

• DUPLEX
• SINGLE FAMILY HOME
• OFF STREET PARKING
• LARGE YARD
• WALKING DISTANCE
• INCOME PRODUCING OPPORTUNITY

Property features AI

Exterior

• Parking: Off-street parking for 6 vehicles
• Utilities: Public water; Public sewer
• Home design: Triplex; Living area reported as 2,500 (unit breakdown not provided)
• Construction: Wood siding
• Exterior features: Garden; Main road frontage of 136 feet; Lot dimensions: 136 x 144 x 140 x 145; Lot size about 0.46 acres

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom; Unit 3: 2 bedrooms
• Flooring: Vinyl; Carpet
• Bathrooms: Total of 2 full bathrooms in the building; One full bath on the 1st floor; Two full baths on the 2nd floor
• Heating & cooling: Oil heating
• Interior features: Vinyl and carpet flooring; Partial basement; Garden (exterior-facing amenity listed under interior grouping)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/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 $332k (4.7% below list).
• Recommended offer: $332k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 2.6% in Warrensburg — 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 63/100 on livability (#823 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+, crime B; Watch: amenities F, commute F, health & safety D-.
• Warrensburg Central School District (town): math 47% / reading 44% proficiency, ranked #552 of 755 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Warrensburg Elementary School (math 37% / reading 52%, grade F, #1,277 of 2,108 statewide, top 64%, 361 students, 58% FRL); Warrensburg Junior-Senior High School (math 62% / reading 57%, grade C+, #851 of 1,100 statewide, top 80%, 302 students, 64% FRL) — zoned schools average 61% FRL vs 39% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 49 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $349k implies a 627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $332,500 (4.7% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

• ARV (median comp): $244,818
• List price: $349,000
• Delta: 42.55%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $215,685
• Equity at exit: $314,407

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $614,835
• Equity at exit: $678,030

Cash invested: $97,720 (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 12885

• Home prices YoY: 19.6%
• Active inventory: 49
• Price-to-rent: 26.2×

Monthly cashflow live

• Estimated rent: $3,325 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$248 /mo · $2,976/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$698
• Net cashflow: $403

Break-even live

Break-even rent $2,815

Max offer price $349,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$3,324
Total (3 units)			$3,325

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $349,000 Active 45 DOM
2. 2026-06-17
   days on market $349,000 Active 44 DOM
3. 2026-06-16
   days on market $349,000 Active 43 DOM
4. 2026-06-15
   days on market $349,000 Active 42 DOM
5. 2026-06-13
   days on market $349,000 Active 40 DOM
6. 2026-06-12
   days on market $349,000 Active 39 DOM
7. 2026-06-09
   days on market $349,000 Active 36 DOM
8. 2026-06-08
   days on market $349,000 Active 35 DOM
9. 2026-06-07
   days on market $349,000 Active 34 DOM
10. 2026-06-07
    days on market $349,000 Active 33 DOM
11. 2026-06-04
    days on market $349,000 Active 30 DOM
12. 2026-06-02
    days on market $349,000 Active 29 DOM
13. 2026-06-01
    days on market $349,000 Active 28 DOM
14. 2026-05-31
    days on market $349,000 Active 27 DOM
15. 2026-05-04
    listed $349,000 Active 249-char remark
16. 1994-05-03
    soldstatus $48,015

ⓘ 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: $2,976 · $248/mo
• Projected year-2 tax: $4,437 · $370/mo
• Expected delta: +$1,461/yr (+$122/mo · 49.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,900
• − Mortgage interest: −$19,549
• − Property taxes: −$2,976
• − Insurance: −$1,745
• − Repairs & maintenance: −$3,192
• − Management: −$3,192
• − Depreciation: −$10,153
• Taxable loss: −$907
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $5,055/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: Warrensburg Central School District
• NCES district ID: 3629910
• Math proficiency: 47% ▲ 4.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $48,828
• Composite: 41.15/100
• National rank: #7424
• State rank: #552 of 755 in NY

Livability — Warrensburg

• Score: 63/100
• State rank: #823
• US rank: #15925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Warrensburg, NY
• Population (ZIP): 4,531

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Asian 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Portuguese 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Tagalog/Filipino 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 60.30%
• Current HPI: 368.3803
• Rent YoY: —
• Metro: —
• 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

+626.9% since first listed

2 events — show timeline

• 2026-05-04 Listed $349,000 Global MLS
• 1994-05-03 Sold (Public Records) $48,015 Public Records

Property tax history

-1.6%/yr

Latest (2025): $2,976 · -0.5% YoY. Source: county tax records.