5562 New York 9g Rd · Hudson, NY 12534

$414,000

20 bd · 20.0 ba · 3,296 sqft · MultiFamily · 231 Days on market

Built 1980 Fair condition 4.80 ac lot $126/sqft · 34% below area Est $626k · 34% under ↓ 8% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

This income-producing multi-unit property spans a combined 4.8 acres across two parcels, located just minutes from Hudson and Germantown. The structure contains multiple residential units currently in use, with four units occupied with great tenants and one unit vacant, offering immediate income alongside flexibility for occupancy, renovation, or repositioning. The property features ample parking, outdoor space, and seasonal views, with the added benefit of surrounding open land that enhances privacy and the overall setting. Convenient access to the NYS Thruway, Taconic Parkway, and the Hudson Valley villages of Hudson, Red Hook, and Rhinebeck. Taxes shown reflect both parcels combined.

Key facts

• Combined acres
• Additional land
• Natural setting

Tags

• MULTI-UNIT PROPERTY
• COMBINED ACRES
• EXISTING MULTI-UNIT STRUCTURE
• ADDITIONAL LAND
• NATURAL SETTING
• MULTIPLE RESIDENTIAL UNITS

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/5.0-bath units multifamily listed at $414k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $7k ($79k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $414k).
• Recommended offer: $364k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.5% vs local median 3.1% 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: 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.
• Zoned schools: Montgomery C Smith Elementary School (math 36% / reading 47%, grade F, #1,409 of 2,108 statewide, top 67%, 723 students, 65% FRL); Hudson Junior High School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 384 students, 63% FRL); Hudson High School (math 82% / reading 84%, grade A, #435 of 1,100 statewide, top 40%, 454 students, 57% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 255 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $3,002/mo per unit this rent would consume 50% of the median local household income ($73k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $41k 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 $116k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $61k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $364,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.90% ✓
• Cap rate: 25.49%
• Cash-on-cash: 68.58%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (median comp): $626,271
• List price: $414,000
• Delta: -33.89%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 84.0%
• Equity multiple: 7.13×
• Total profit: $711,027
• Equity at exit: $372,964

10-year hold

• IRR: 80.1%
• Equity multiple: 17.56×
• Total profit: $1,919,624
• Equity at exit: $804,311

Cash invested: $115,920 (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 12534

• Home prices YoY: 5.6%
• Rents YoY: 10.9%
• Active inventory: 255
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $12,007 medium
• Mortgage (P&I): −$2,171
• Tax est. 1.5%: −$518 /mo · $6,210/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,521
• Net cashflow: $6,624

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	5	$12,008
Total (4 units)			$12,007

Break-even live

Break-even rent $3,622

Max offer price $414,000

Occupancy floor 40%

Sensitivity live

Price	-10% $6,911	-5% $6,768	+0% $6,624	+5% $6,481	+10% $6,338
Rent	-10% $5,676	-5% $6,150	+0% $6,624	+5% $7,099	+10% $7,573
Rate	-1.0pp $6,833	-0.5pp $6,730	base $6,624	+0.5pp $6,517	+1.0pp $6,408

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: $103,500
• Closing costs: $12,420
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5265 New York 9G Germantown, NY	4.0	2.5	1868	$6,500	$3.48	139d	1	1.20mi

Listing history 50 events

1. 2026-09-24
   days on market $414,000 Active 231 DOM
2. 2026-09-23
   days on market $414,000 Active 230 DOM
3. 2026-09-21
   days on market $414,000 Active 228 DOM
4. 2026-09-20
   days on market $414,000 Active 227 DOM
5. 2026-09-18
   days on market $414,000 Active 225 DOM
6. 2026-09-17
   days on market $414,000 Active 224 DOM
7. 2026-09-16
   days on market $414,000 Active 223 DOM
8. 2026-09-15
   days on market $414,000 Active 222 DOM
9. 2026-09-14
   days on market $414,000 Active 221 DOM
10. 2026-09-13
    days on market $414,000 Active 220 DOM
11. 2026-09-12
    days on market $414,000 Active 219 DOM
12. 2026-09-11
    days on market $414,000 Active 218 DOM
13. 2026-09-05
    days on market $414,000 Active 212 DOM
14. 2026-09-04
    days on market $414,000 Active 211 DOM
15. 2026-09-03
    days on market $414,000 Active 210 DOM
16. 2026-09-02
    days on market $414,000 Active 209 DOM
17. 2026-08-30
    days on market $414,000 Active 206 DOM
18. 2026-08-29
    days on market $414,000 Active 205 DOM
19. 2026-08-28
    days on market $414,000 Active 204 DOM
20. 2026-08-27
    days on market $414,000 Active 203 DOM
21. 2026-08-26
    days on market $414,000 Active 202 DOM
22. 2026-08-25
    days on market $414,000 Active 201 DOM
23. 2026-08-24
    days on market $414,000 Active 200 DOM
24. 2026-08-23
    days on market $414,000 Active 199 DOM
25. 2026-08-22
    days on market $414,000 Active 198 DOM
26. 2026-08-21
    days on market $414,000 Active 197 DOM
27. 2026-08-20
    days on market $414,000 Active 196 DOM
28. 2026-08-19
    days on market $414,000 Active 195 DOM
29. 2026-08-18
    days on market $414,000 Active 194 DOM
30. 2026-08-17
    days on market $414,000 Active 193 DOM
31. 2026-08-16
    days on market $414,000 Active 192 DOM
32. 2026-08-15
    days on market $414,000 Active 191 DOM
33. 2026-08-14
    days on market $414,000 Active 190 DOM
34. 2026-08-13
    days on market $414,000 Active 189 DOM
35. 2026-08-12
    days on market $414,000 Active 188 DOM
36. 2026-08-11
    days on market $414,000 Active 187 DOM
37. 2026-08-10
    days on market $414,000 Active 186 DOM
38. 2026-08-09
    days on market $414,000 Active 185 DOM
39. 2026-08-08
    days on market $414,000 Active 184 DOM
40. 2026-08-07
    days on market $414,000 Active 183 DOM
41. 2026-08-06
    days on market $414,000 Active 182 DOM
42. 2026-08-05
    days on market $414,000 Active 181 DOM
43. 2026-08-04
    days on market $414,000 Active 180 DOM
44. 2026-08-03
    days on market $414,000 Active 179 DOM
45. 2026-07-31
    days on market $414,000 Active 176 DOM
46. 2026-07-30
    days on market $414,000 Active 175 DOM
47. 2026-07-29
    days on market $414,000 Active 174 DOM
48. 2026-07-27
    days on market $414,000 Active 172 DOM
49. 2026-07-25
    days on market $414,000 Active 170 DOM
50. 2026-07-24
    days on market $414,000 Active 169 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $144,084
• − Mortgage interest: −$23,190
• − Property taxes: −$6,210
• − Insurance: −$2,070
• − Repairs & maintenance: −$11,527
• − Management: −$11,527
• − Depreciation: −$12,044
• Taxable income: $77,516
• Est. tax owed @ 24.0%: −$18,604
• After-tax cash flow: $60,890/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 · 12 photos

Fair 45/100 Moderate rehab Est. rehab $82,400–$148,320 screening

This multi-family property requires moderate renovations to its kitchens and bathrooms, as well as painting and landscaping. The home has good structural integrity and is located in a desirable area, making it a good investment opportunity.

Repairs flagged

• Major Kitchen cabinets — Worn and outdated
• Major Appliances — Older and outdated
• Major Bathroom fixtures — Older and outdated
• Major Flooring — Older and outdated
• Major Paint — Older and outdated

Value-add opportunities

• Both Kitchen renovation — Modernizing the kitchen would significantly increase both resale and rental value ↑
• Both Bathroom renovation — Modernizing the bathrooms would significantly increase both resale and rental value ↑
• Both Painting — Updating the paint would improve the home's curb appeal and interior aesthetics ↑
• Both Landscaping — Landscaping would improve the home's curb appeal and increase its rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Montgomery C Smith Elementary School F NY #1,409/2,108 Nat'l #18,859/41,679 Middle Hudson Junior High School F NY #573/729 Nat'l #9,545/14,009 High Hudson High School A NY #435/1,100 Nat'l #864/17,239

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

B Composite livability gradescore 70/100

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 · 58,662 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: 8% of renters

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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%

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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%

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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

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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

-7.6% since first listed

4 events — show timeline

• 2026-04-30 Relisted — HVCRMLS
• 2026-04-27 Contingent — HVCRMLS
• 2026-04-06 Price Changed $439,000 HVCRMLS
• 2026-02-04 Listed $475,000 HVCRMLS