74 Hudson Ter · Marlboro, NY 12542

$375,000

2 bd · 1.5 ba · 1,500 sqft · SingleFamily public records · 41 Days on market

Built 1960 10,440 sqft lot $250/sqft · 16% below area Est $445k · 16% 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 +14.6/15.0
• Appreciation +9.5/10.0
• Cash flow +6.2/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Just in time for the spring market, this spacious 3-bedroom, 2-bath brick ranch is ideally located in the heart of Marlboro. Offering the ease of one-level living, this well-maintained home features an open-concept layout with hardwood floors throughout and brand-new carpeting in the living and dining rooms. The bright and inviting living space is filled with natural light from oversized windows and offers seasonal Hudson River views. A wood-burning fireplace adds warmth and charm, perfect for cozy evenings. The dining room includes a beautiful built-in china cabinet, adding both character and functionality. The home offers three comfortable bedrooms, including a primary suite with en suite bath, along with a full hall bathroom. Ample closet space throughout provides excellent storage. Modern conveniences include central air, municipal water and sewer, and a newer Buderus furnace with tankless hot water, ensuring comfort and efficiency. Additional storage and versatility can be found in the full attic and full basement, along with a one-car attached garage. Conveniently located near local restaurants, wineries, and apple orchards, and just minutes to two Hudson River bridge crossings, this home offers an ideal blend of comfort, convenience, and Hudson Valley lifestyle.

Key facts

• Natural light
• One level living
• Open concept layout

Tags

• ONE LEVEL LIVING
• OPEN CONCEPT LAYOUT
• HARDWOOD FLOORS
• NATURAL LIGHT
• SEASONAL HUDSON RIVER VIEWS
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-678 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (31.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (29.3% below list).
• Recommended offer: $255k (31.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.0% in Marlboro — 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 72/100 on livability (#347 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living D+, amenities F, commute D-.
• Marlboro Central School District (suburban): math 43% / reading 55% proficiency, ranked #366 of 590 in NY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 464 units permitted in Ulster County in 2024 (170 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($3k loan paydown + $34k appreciation (9.0% local appreciation)).
• Ulster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,281 (31.9% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.71% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.75%
• DSCR: 0.66
• GRM: 11.8

CMA / ARV

• ARV (median comp): $444,945
• List price: $375,000
• Delta: -15.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Grand St	0.37mi	2/1.0	1,530 (+2%)	1mo	$350,000	$229	77
98 Orange St	0.11mi	3/2.0 (+1)	1,500 (0%)	22mo	$480,000	$320	69
33-35 Hudson Ter	0.24mi	3/2.0 (+1)	1,342 (-10%)	7mo	$500,000	$373	59
2 Orchard St	0.43mi	3/1.0 (+1)	1,573 (+5%)	8mo	$289,000	$184	58
62 Western Ave	0.51mi	3/1.5 (+1)	1,500 (0%)	19mo	$317,000	$211	56
7 Conte Ter	0.43mi	1/1.0 (-1)	1,431 (-5%)	16mo	$330,000	$231	52
10 Church St	0.39mi	3/2.5 (+1)	1,570 (+5%)	24mo	$370,000	$236	45
188 Poppy Ln	0.55mi	3/2.0 (+1)	1,584 (+6%)	17mo	$323,000	$204	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.29×
• Total profit: $135,027
• Equity at exit: $309,963

10-year hold

• IRR: 15.8%
• Equity multiple: 5.06×
• Total profit: $426,586
• Equity at exit: $640,853

Cash invested: $105,000 (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 12542

• Home prices YoY: 2.8%
• Active inventory: 56
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$648 /mo · $7,781/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-678

Break-even live

Break-even rent $3,508

Max offer price $255,281

Occupancy floor —

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Hudson West Dr Marlboro, NY	2.0–3.0	2.0	1347	$2,650	$1.97	13d	2	0.73mi

Listing history 1 events

1. 2026-04-17
   listed $375,000 Active 1289-char remark

   Show marketing remark (1289 chars)

   Just in time for the spring market, this spacious 3-bedroom, 2-bath brick ranch is ideally located in the heart of Marlboro. Offering the ease of one-level living, this well-maintained home features an open-concept layout with hardwood floors throughout and brand-new carpeting in the living and dining rooms. The bright and inviting living space is filled with natural light from oversized windows and offers seasonal Hudson River views. A wood-burning fireplace adds warmth and charm, perfect for cozy evenings. The dining room includes a beautiful built-in china cabinet, adding both character and functionality. The home offers three comfortable bedrooms, including a primary suite with en suite bath, along with a full hall bathroom. Ample closet space throughout provides excellent storage. Modern conveniences include central air, municipal water and sewer, and a newer Buderus furnace with tankless hot water, ensuring comfort and efficiency. Additional storage and versatility can be found in the full attic and full basement, along with a one-car attached garage. Conveniently located near local restaurants, wineries, and apple orchards, and just minutes to two Hudson River bridge crossings, this home offers an ideal blend of comfort, convenience, and Hudson Valley lifestyle.

ⓘ 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: $7,781 · $648/mo
• Projected year-2 tax: $7,781 · $648/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $31,800
• − Mortgage interest: −$21,006
• − Property taxes: −$7,781
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$10,909
• Taxable loss: −$14,859
• Est. tax savings @ 24.0%: +$3,566
• After-tax cash flow: $-4,566/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: Marlboro Central School District
• NCES district ID: 3618570
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 55% ▲ 8.00%
• Median HH income: $68,737
• Composite: 43.7/100
• National rank: #2953
• State rank: #366 of 590 in NY

Livability — Marlboro

• Score: 72/100
• State rank: #347
• US rank: #5847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marlboro, NY
• Population (ZIP): 5,859

Population outlook (Ulster County) Hauer SSP2

• Today (2025): 175,887 people
• By 2030: 171,876 · -2.3%
• By 2040: 161,771 · -8.0%
• By 2050: 151,470 · -13.9%
• By 2075: 133,023 · -24.4%
• By 2100: 113,504 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 11% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 3% Slovak 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 2% Arabic 1%

Political lean MEDSL · Ulster

• 2024 margin: D (+18.7) · D 59.3% · R 40.7%
• 2008→2024 swing: -4.9pp toward R · 2008: 23.6pp · 2024: 18.7pp
• All cycles: 2024: D+18.7 2020: D+20.9 2016: D+9.1 2012: D+21.9 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.97%
• Current HPI: 325.4749
• 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

1 event — show timeline

• 2026-04-17 Listed $375,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $7,781 · +1.4% YoY. Source: county tax records.