146 Joslen Blvd · Lorenz Park, NY 12534

$237,500

3 bd · 1.5 ba · 1,039 sqft · SingleFamily public records · 73 Days on market

Built 1955 0.37 ac lot Est $227k · at est.

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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 +26.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +6.7/10.0
• ARV discount +5.3/15.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

Key facts

• Full basement
• 0.37-acre lot
• 0.37 acre lot

Tags

• FULL BASEMENT
• 0.37-ACRE LOT
• VIEW OF THE CATSKILLS

Property features AI

Exterior

• Parking: Has garage (1 garage space); 2 total parking spaces; Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Below-grade finished area present
• Construction: Aluminum siding
• Exterior features: Shingle (asphalt) roof

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Baseboard heating; Has heating
• Interior features: 6 total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $238k).
• Recommended offer: $223k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#498 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: employment C-, schools F, amenities 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $2,787/mo this rent would consume 46% 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 $25k of equity ($2k loan paydown + $24k 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 $66k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 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 $70k; list at $238k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $223,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1955 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.17% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.81%
• DSCR: 1.53
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $226,502
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Joslen Blvd	0.00mi	3/1.0	1,089 (+5%)	0mo	$237,500	$218	90
7 James St	0.20mi	2/1.5 (-1)	1,100 (+6%)	2mo	$305,000	$277	75
325 Fairview Avenue Ave	0.22mi	3/1.0	1,000 (-4%)	22mo	$207,000	$207	63
196 Harry Howard Ave	0.14mi	2/1.0 (-1)	891 (-14%)	1mo	$275,000	$309	62
22 Virginia Ave	0.23mi	2/1.0 (-1)	1,060 (+2%)	23mo	$200,000	$189	60
323 Lincoln Blvd	0.58mi	3/1.0	1,095 (+5%)	9mo	$275,000	$251	55
10 Livingston Parkway Pkwy	0.46mi	3/1.0	960 (-8%)	15mo	$217,000	$226	52
9 Spring St	0.69mi	3/1.0	1,184 (+14%)	15mo	$255,000	$215	30
414 Joslen Lot #2 Blvd	0.75mi	3/2.0	920 (-12%)	24mo	$40,000	$43	24

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.79×
• Total profit: $185,745
• Equity at exit: $213,959

10-year hold

• IRR: 32.0%
• Equity multiple: 9.28×
• Total profit: $550,660
• Equity at exit: $461,410

Cash invested: $66,500 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$1,245
• Tax from tax record: −$202 /mo · $2,430/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $655

Break-even live

Break-even rent $1,958

Max offer price $237,500

Occupancy floor 72%

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72-74 Green St Unit 72a Hudson, NY	2.0	1.5	911	$3,000	$3.29	43d	1	0.90mi
72-74 Green St Unit 74a Hudson, NY	2.0	1.5	831	$2,900	$3.49	43d	1	0.90mi
76 N 7th St Hudson, NY	1.0–3.0	1.0–2.0	837	$3,600	$4.30	14d	47	0.98mi
823-825 Columbia St Unit 3 Hudson, NY	3.0	1.0	1100	$2,400	$2.18	43d	1	1.04mi
442 Columbia St Hudson, NY	2.0	1.0	1100	$1,850	$1.68	43d	1	1.09mi
214 Robinson St Unit 2 Hudson, NY	2.0	1.0	800	$1,800	$2.25	23d	1	1.13mi
328 Columbia St Unit 2 Hudson, NY	3.0	1.0	800	$2,600	$3.25	19d	1	1.15mi
432 Warren St Unit 2r Hudson, NY	2.0	1.0	860	$2,800	$3.26	43d	1	1.15mi
438 Warren St Hudson, NY	2.0	1.5	1181	$2,850	$2.41	43d	1	1.15mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	23d	1	1.28mi
208 Warren St Unit 2 Hudson, NY	2.0	1.0	1000	$3,150	$3.15	43d	1	1.28mi
208 Warren St Unit 3 Hudson, NY	2.0	1.0	1000	$2,567	$2.57	14d	1	1.28mi
208 Warren St Unit 6 Hudson, NY	2.0	1.0	1000	$2,850	$2.85	43d	1	1.28mi
540 Joslen Blvd Hudson, NY	1.0–2.0	1.0–2.0	733	$2,250	$3.07	21d	1	1.36mi
210 Allen St Hudson, NY	2.0	1.0	1400	$2,900	$2.07	23d	1	1.39mi
30 Union St Unit 2 Hudson, NY	2.0	1.0	900	$2,500	$2.78	23d	1	1.40mi

Listing history 12 events

1. 2026-05-03
   status Pending
2. 2026-03-22
   status Pending 620-char remark

   Show marketing remark (620 chars)

   146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

3. 2026-03-15
   historical Contingent

   Show marketing remark (620 chars)

   146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

4. 2026-03-15
   historical Active Under Contract 620-char remark

   Show marketing remark (620 chars)

   146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

5. 2026-03-04
   price $237,500 620-char remark

   Show marketing remark (620 chars)

   146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

6. 2026-03-04
   price $237,500

   Show marketing remark (620 chars)

   146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

7. 2026-02-18
   listed $249,000 Active

   Show marketing remark (620 chars)

   146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

8. 2026-02-18
   listed $249,000 Active 620-char remark

   Show marketing remark (620 chars)

   146 Joslen Blvd is a charming 3-bedroom, 1-bath ranch located in an established Hudson neighborhood, minutes from downtown shops, restaurants, and the Amtrak. Built in 1955, this home offers 1,089 square feet of comfortable living space with a functional layout, attached one-car garage, and a full basement for storage or future potential. Set on a 0.37-acre lot, the front yard captures a beautiful view of the Catskills, adding an extra sense of place to this convenient Hudson location. A great opportunity for a primary residence, weekend home, or investment with room to personalize. Cash or conventional loan only

9. 2018-12-20
   soldstatus $70,000
10. 2018-12-14
    soldstatus $74,500 142-char remark

    Show marketing remark (142 chars)

    Convenient neighborhood location. Easy walk to shopping, and school. Huge back yard, for play and or gardening. Needs TLC to make it your own.

11. 2017-10-16
    listed $85,000 142-char remark

    Show marketing remark (142 chars)

    Convenient neighborhood location. Easy walk to shopping, and school. Huge back yard, for play and or gardening. Needs TLC to make it your own.

12. 2005-09-30
    soldstatus $155,000

ⓘ 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: $2,430 · $202/mo
• Projected year-2 tax: $3,222 · $268/mo
• Expected delta: +$792/yr (+$66/mo · 32.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $33,439
• − Mortgage interest: −$13,304
• − Property taxes: −$2,430
• − Insurance: −$1,188
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$6,909
• Taxable income: $4,259
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $6,832/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: 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 — Lorenz Park

• Score: 69/100
• State rank: #498
• US rank: #8738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorenz Park, NY
• County: Columbia County · 17,176 people
• 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

+53.2% since first listed

12 events — show timeline

• 2026-05-03 Pending — Global MLS
• 2026-03-22 Pending — HVCRMLS
• 2026-03-15 Contingent — Global MLS
• 2026-03-15 Contingent — HVCRMLS
• 2026-03-04 Price Changed $237,500 HVCRMLS
• 2026-03-04 Price Changed $237,500 Global MLS
• 2026-02-18 Listed $249,000 HVCRMLS
• 2026-02-18 Listed $249,000 Global MLS
• 2018-12-20 Sold (Public Records) $70,000 Public Records
• 2018-12-14 Sold (MLS) $74,500 HVCRMLS
• 2017-10-16 Listed $85,000 HVCRMLS
• 2005-09-30 Sold (Public Records) $155,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $2,430 · -8.3% YoY. Source: county tax records.