335 Miller Rd · Claverack-Red Mills, NY 12534

$595,000

3 bd · 2.0 ba · 1,870 sqft · SingleFamily · 27 Days on market

Built 1948 0.95 ac lot $318/sqft · 17% below area Est $716k · 17% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Cash flow +2.7/30.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

CHARMING STONE COTTAGE IN THE COUNTRY Delightful home in a quiet, rural, setting, is but a quick drive to Hudson. Originally built by weekenders as a stone cottage getaway in the late 1940s, it was expanded in the 60s, and tastefully added to again in the 90s. Enter through the inviting light-filled enclosed porch/dining area, overlooking the gardens. Adjoining kitchen has Viking range, brand new dishwasher, fruitwood cabinets, ash wood paneling, large island, and tile counters. Cozy den or library, next to the kitchen, has cherry walls and ceiling and lots of shelving. Hallway with handsome curved wall leads from the kitchen to three bedrooms, two baths, including primary suite, and spacious living room. The living room with blond hardwood floors and vaulted ceiling has tall windows and doors allowing wonderful light on three sides. The open living room shares views of dramatic sunsets, the Catskills, lovely meadow, and gardens, with the primary suite, kitchen, and porch. Second floor has finished open space with living or studio potential, plus there's an attached garage with storage above. On an acre with natural landscaping, flowering shrubs, stone patios, and stone walls.

Key facts

• Brand new dishwasher
• Fruitwood cabinets
• Viking range

Tags

• STONE COTTAGE
• ENCLOSED PORCH
• VIKING RANGE
• BRAND NEW DISHWASHER
• FRUITWOOD CABINETS
• ASH WOOD PANELING

Property features AI

Exterior

• Parking: Driveway; Garage (1 space)
• Utilities: Septic tank; Cable connected; Electricity connected; Propane available; Water connected
• Home design: Single family residence
• Construction: Frame and stone construction; Block foundation
• Exterior features: Frame and stone exterior; Block foundation; Not waterfront; No additional parcels

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Propane heating; Radiant heating; Attic fan for cooling
• Interior features: First-floor bedroom; First-floor full bathroom; Beamed ceilings; Kitchen island; Natural woodwork; Open floor plan; Primary bedroom on main floor; Patio; Terrace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $595k.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (49.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (55.5% below list).
• Recommended offer: $265k (55.5% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 3.9% in Claverack-Red Mills — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Taconic Hills Elementary School (math 53% / reading 50%, grade C-, #1,041 of 2,108 statewide, top 50%, 562 students, 57% FRL); Taconic Hillsjunior/Senior High School (math 52% / reading 52%, grade D+, #946 of 1,100 statewide, top 88%, 502 students, 45% 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).
• This rent runs 44% 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 $64k of equity ($4k loan paydown + $60k 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 ~$102k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($586k) 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $265,025 (55.5% 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. Built in 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.45% ✗
• Cap rate: 2.22%
• Cash-on-cash: -14.54%
• DSCR: 0.35
• GRM: 18.7

CMA / ARV

• ARV (median comp): $716,068
• List price: $595,000
• Delta: -16.91%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 2.26×
• Total profit: $209,558
• Equity at exit: $536,023

10-year hold

• IRR: 15.5%
• Equity multiple: 5.52×
• Total profit: $752,974
• Equity at exit: $1,155,954

Cash invested: $166,600 (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: 18.7×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$3,120
• Tax est. 1.5%: −$744 /mo · $8,925/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-2,018

Break-even live

Break-even rent $5,205

Max offer price $302,961

Occupancy floor —

Sensitivity live

Price	-10% $-1,607	-5% $-1,813	+0% $-2,018	+5% $-2,224	+10% $-2,429
Rent	-10% $-2,228	-5% $-2,123	+0% $-2,018	+5% $-1,914	+10% $-1,809
Rate	-1.0pp $-1,719	-0.5pp $-1,867	base $-2,018	+0.5pp $-2,172	+1.0pp $-2,329

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-26
   historical Active Under Contract 1197-char remark

   Show marketing remark (1197 chars)

   CHARMING STONE COTTAGE IN THE COUNTRY Delightful home in a quiet, rural, setting, is but a quick drive to Hudson. Originally built by weekenders as a stone cottage getaway in the late 1940s, it was expanded in the 60s, and tastefully added to again in the 90s. Enter through the inviting light-filled enclosed porch/dining area, overlooking the gardens. Adjoining kitchen has Viking range, brand new dishwasher, fruitwood cabinets, ash wood paneling, large island, and tile counters. Cozy den or library, next to the kitchen, has cherry walls and ceiling and lots of shelving. Hallway with handsome curved wall leads from the kitchen to three bedrooms, two baths, including primary suite, and spacious living room. The living room with blond hardwood floors and vaulted ceiling has tall windows and doors allowing wonderful light on three sides. The open living room shares views of dramatic sunsets, the Catskills, lovely meadow, and gardens, with the primary suite, kitchen, and porch. Second floor has finished open space with living or studio potential, plus there's an attached garage with storage above. On an acre with natural landscaping, flowering shrubs, stone patios, and stone walls.

2. 2026-04-22
   listed $595,000 Active 1197-char remark

   Show marketing remark (1197 chars)

   CHARMING STONE COTTAGE IN THE COUNTRY Delightful home in a quiet, rural, setting, is but a quick drive to Hudson. Originally built by weekenders as a stone cottage getaway in the late 1940s, it was expanded in the 60s, and tastefully added to again in the 90s. Enter through the inviting light-filled enclosed porch/dining area, overlooking the gardens. Adjoining kitchen has Viking range, brand new dishwasher, fruitwood cabinets, ash wood paneling, large island, and tile counters. Cozy den or library, next to the kitchen, has cherry walls and ceiling and lots of shelving. Hallway with handsome curved wall leads from the kitchen to three bedrooms, two baths, including primary suite, and spacious living room. The living room with blond hardwood floors and vaulted ceiling has tall windows and doors allowing wonderful light on three sides. The open living room shares views of dramatic sunsets, the Catskills, lovely meadow, and gardens, with the primary suite, kitchen, and porch. Second floor has finished open space with living or studio potential, plus there's an attached garage with storage above. On an acre with natural landscaping, flowering shrubs, stone patios, and stone walls.

3. 2026-04-22
   listed $595,000 Active 1203-char remark

   Show marketing remark (1197 chars)

   CHARMING STONE COTTAGE IN THE COUNTRY Delightful home in a quiet, rural, setting, is but a quick drive to Hudson. Originally built by weekenders as a stone cottage getaway in the late 1940s, it was expanded in the 60s, and tastefully added to again in the 90s. Enter through the inviting light-filled enclosed porch/dining area, overlooking the gardens. Adjoining kitchen has Viking range, brand new dishwasher, fruitwood cabinets, ash wood paneling, large island, and tile counters. Cozy den or library, next to the kitchen, has cherry walls and ceiling and lots of shelving. Hallway with handsome curved wall leads from the kitchen to three bedrooms, two baths, including primary suite, and spacious living room. The living room with blond hardwood floors and vaulted ceiling has tall windows and doors allowing wonderful light on three sides. The open living room shares views of dramatic sunsets, the Catskills, lovely meadow, and gardens, with the primary suite, kitchen, and porch. Second floor has finished open space with living or studio potential, plus there's an attached garage with storage above. On an acre with natural landscaping, flowering shrubs, stone patios, and stone walls.

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $31,803
• − Mortgage interest: −$33,329
• − Property taxes: −$8,925
• − Insurance: −$2,975
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$17,309
• Taxable loss: −$35,824
• Est. tax savings @ 24.0%: +$8,598
• After-tax cash flow: $-15,621/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

+0.0% since first listed

5 events — show timeline

• 2026-05-19 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Pending — HVCRMLS
• 2026-04-26 Contingent — HVCRMLS
• 2026-04-22 Listed $595,000 HVCRMLS
• 2026-04-22 Listed $595,000 OneKey® MLS as Distributed by MLS Grid