280 Route 217 · Claverack-Red Mills, NY 12534

$215,000

2 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 54 Days on market

Built 1957 0.46 ac lot $130/sqft · 64% below area

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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 +25.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on a generous parcel in a quiet Hudson setting, this property offers a compelling opportunity for those with vision. The surrounding landscape is defined by open lawn, mature trees, and a natural sense of privacy—creating a setting that feels both spacious and serene. The existing home is a single-level residence with a straightforward layout, ready for thoughtful renovation. While the interiors reflect the need for updating, they present a clear canvas for reconfiguration or restoration. The true value lies in the land. The depth of the lot and its natural surroundings offer flexibility for outdoor living, expansion, or simply enjoying the space as a private retreat. There is a s

Key facts

• Quiet hudson setting
• Open lawn
• Generous parcel

Tags

• GENEROUS PARCEL
• QUIET HUDSON SETTING
• OPEN LAWN
• MATURE TREES
• NATURAL SENSE OF PRIVACY
• SINGLE-LEVEL RESIDENCE

Property features AI

Exterior

• Parking: Driveway; Garage (1 car) — has garage
• Utilities: Septic tank; Electricity connected
• Home design: Single family residence
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Above-ground private pool; Not waterfront

Interior

• Kitchen: Appliances: Other
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Steam heating; No central air
• Interior features: First-floor bedroom; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.9% in Claverack-Red Mills — 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: area grade B — 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); 161 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $35k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (median comp): $597,873
• List price: $215,000
• Delta: -64.04%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 Route 217	0.21mi	3/1.5 (+1)	1,691 (+3%)	24mo	$352,000	$208	59

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: 33.6%
• Equity multiple: 3.68×
• Total profit: $161,152
• Equity at exit: $193,689

10-year hold

• IRR: 30.7%
• Equity multiple: 9.01×
• Total profit: $482,382
• Equity at exit: $417,698

Cash invested: $60,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,459 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$238 /mo · $2,856/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $487

Break-even live

Break-even rent $1,842

Max offer price $215,000

Occupancy floor 75%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $215,000 Active 54 DOM
2. 2026-06-18
   days on market $215,000 Active 53 DOM
3. 2026-06-17
   days on market $215,000 Active 52 DOM
4. 2026-06-16
   days on market $215,000 Active 51 DOM
5. 2026-06-15
   days on market $215,000 Active 50 DOM
6. 2026-06-14
   days on market $215,000 Active 48 DOM
7. 2026-06-12
   days on market $215,000 Active 47 DOM
8. 2026-06-09
   days on market $215,000 Active 44 DOM
9. 2026-06-08
   days on market $215,000 Active 43 DOM
10. 2026-06-07
    days on market $215,000 Active 42 DOM
11. 2026-06-07
    pricedays on market $215,000 Active 41 DOM
12. 2026-06-04
    days on market $225,000 Active 38 DOM
13. 2026-06-02
    days on market $225,000 Active 37 DOM
14. 2026-06-01
    days on market $225,000 Active 36 DOM
15. 2026-05-31
    days on market $225,000 Active 35 DOM
16. 2026-05-31
    days on market $225,000 Active 34 DOM
17. 2026-04-10
    listed $250,000 Active 1257-char remark
18. 2023-04-19
    status Pending (Fully Executed Contract)
19. 2023-03-29
    status Active
20. 2023-03-20
    listed $100,000 Active

ⓘ 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: $2,856 · $238/mo
• Projected year-2 tax: $3,245 · $270/mo
• Expected delta: +$389/yr (+$32/mo · 13.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,507
• − Mortgage interest: −$12,043
• − Property taxes: −$2,856
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − Depreciation: −$6,255
• Taxable income: $2,556
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $5,236/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

+115.0% since first listed

6 events — show timeline

• 2026-06-05 Price Changed $215,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $225,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-10 Listed $250,000 OneKey® MLS as Distributed by MLS Grid
• 2023-04-19 Pending — HVCRMLS
• 2023-03-29 Relisted — HVCRMLS
• 2023-03-20 Listed $100,000 HVCRMLS

Property tax history

+1.9%/yr

Latest (2025): $2,856 · -0.2% YoY. Source: county tax records.