110 Hudson Ave · Chatham, NY 12037

$375,000

5 bd · 1.0 ba · 2,156 sqft · MultiFamily public records · 13 Days on market

Built 1920 0.33 ac lot Est $438k · 14% under

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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 +29.4/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Nearly 2,200 sqft Chatham Village home a short distance to all conveniences, incl shopping, Crandall and MacHaydn theaters, Chatham schools and restaurants/pubs/cafes. 8 miles to Hawthorne Valley Farm/School. 3 family / 3BED / 3BATH home. Front 1st flr studio leased 985dollars/mth thru 12/14/26 - stairs and ramp entry. Rear 1st flr apt leased 1560dollars/mth thru 9/30/26. 2nd flr apt leased 1300dollars/mth leased thru 9/30/26. Green back/front yards. Listing broker to accompany all showings. Minimum 48HR notice required. Please use ShowingTime. 2nd flr apartment not yet photgraphed.

Key facts

• 0.33 acre lot
• Built 1920
• Listed 13 days

Tags

• SHORT WALK TO CONVENIENCES
• GREEN BACK FRONT YARDS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Cap rate 10.5% vs local median 2.4% in Chatham — 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 65/100 on livability (#686 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, schools B; Watch: employment C-, cost of living C-, amenities F.
• Chatham Central School District (rural): math 48% / reading 53% proficiency, ranked #353 of 590 in NY (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 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 $40k of equity ($3k loan paydown + $38k 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 + 3.0% rent growth), your $105k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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 $245k; list at $375k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 1.35% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $437,668
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 - 12 School St	0.29mi	5/—	2,268 (+5%)	10mo	$352,000	$155	69
55 Woodbridge Ave	0.14mi	5/3.0	2,368 (+10%)	16mo	$480,000	$203	56

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.75×
• Total profit: $288,991
• Equity at exit: $337,830

10-year hold

• IRR: 30.6%
• Equity multiple: 8.47×
• Total profit: $784,705
• Equity at exit: $728,543

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 12037

• Home prices YoY: 5.6%
• Active inventory: 29
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $5,048 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$536 /mo · $6,435/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,060
• Net cashflow: $1,329

Break-even live

Break-even rent $3,366

Max offer price $375,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,541	-5% $1,435	+0% $1,329	+5% $1,223	+10% $1,117
Rent	-10% $930	-5% $1,130	+0% $1,329	+5% $1,528	+10% $1,728
Rate	-1.0pp $1,518	-0.5pp $1,424	base $1,329	+0.5pp $1,232	+1.0pp $1,133

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$5,049
Total (3 units)			$5,048

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: —

Listing history 20 events

1. 2026-06-07
   days on marketlisting id $375,000 Pending 13 DOM
2. 2026-04-03
   status Pending 593-char remark

   Show marketing remark (593 chars)

   Nearly 2,200 sqft Chatham Village home a short distance to all conveniences, incl shopping, Crandall and MacHaydn theaters, Chatham schools and restaurants/pubs/cafes. 8 miles to Hawthorne Valley Farm/School. 3 family / 3BED / 3BATH home. Front 1st flr studio leased 985dollars/mth thru 12/14/26 - stairs and ramp entry. Rear 1st flr apt leased 1560dollars/mth thru 9/30/26. 2nd flr apt leased 1300dollars/mth leased thru 9/30/26. Green back/front yards. Listing broker to accompany all showings. Minimum 48HR notice required. Please use ShowingTime. 2nd flr apartment not yet photgraphed.

3. 2026-04-03
   status Pending

   Show marketing remark (593 chars)

   Nearly 2,200 sqft Chatham Village home a short distance to all conveniences, incl shopping, Crandall and MacHaydn theaters, Chatham schools and restaurants/pubs/cafes. 8 miles to Hawthorne Valley Farm/School. 3 family / 3BED / 3BATH home. Front 1st flr studio leased 985dollars/mth thru 12/14/26 - stairs and ramp entry. Rear 1st flr apt leased 1560dollars/mth thru 9/30/26. 2nd flr apt leased 1300dollars/mth leased thru 9/30/26. Green back/front yards. Listing broker to accompany all showings. Minimum 48HR notice required. Please use ShowingTime. 2nd flr apartment not yet photgraphed.

4. 2026-03-30
   listed $375,000 Active
5. 2026-03-18
   listed $375,000 Active 593-char remark

   Show marketing remark (593 chars)

   Nearly 2,200 sqft Chatham Village home a short distance to all conveniences, incl shopping, Crandall and MacHaydn theaters, Chatham schools and restaurants/pubs/cafes. 8 miles to Hawthorne Valley Farm/School. 3 family / 3BED / 3BATH home. Front 1st flr studio leased 985dollars/mth thru 12/14/26 - stairs and ramp entry. Rear 1st flr apt leased 1560dollars/mth thru 9/30/26. 2nd flr apt leased 1300dollars/mth leased thru 9/30/26. Green back/front yards. Listing broker to accompany all showings. Minimum 48HR notice required. Please use ShowingTime. 2nd flr apartment not yet photgraphed.

6. 2022-06-08
   historical
7. 2022-01-13
   soldstatus $245,000 Closed
8. 2022-01-13
   soldstatus $245,000
9. 2022-01-13
   soldstatus $250,000
10. 2021-08-02
    historical
11. 2021-04-21
    listed $277,000
12. 2021-04-21
    listed $277,000
13. 2021-04-19
    historical
14. 2021-03-19
    historical
15. 2020-09-20
    listed $279,000
16. 2020-09-20
    listed $279,000
17. 2020-09-20
    listed $279,000
18. 2020-07-14
    soldstatus $159,000
19. 2017-09-22
    listed $189,900
20. 2014-12-16
    soldstatus $100,000

ⓘ 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: $6,435 · $536/mo
• Projected year-2 tax: $6,435 · $536/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $60,576
• − Mortgage interest: −$21,006
• − Property taxes: −$6,435
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,846
• − Management: −$4,846
• − Depreciation: −$10,909
• Taxable income: $10,659
• Est. tax owed @ 24.0%: −$2,558
• After-tax cash flow: $13,389/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: Chatham Central School District
• NCES district ID: 3607110
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 53% ▲ 1.00%
• Median HH income: $61,460
• Composite: 44.28/100
• National rank: #2835
• State rank: #353 of 590 in NY

Livability — Chatham

• Score: 65/100
• State rank: #686
• US rank: #12965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chatham, NY
• Population (ZIP): 4,045

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 (83%)
• Race & ethnicity: White 83% Two or more races 12% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Romanian 3% Iranian 3%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Other Indo-European 6% German/W. Germanic 3% Spanish 2%

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: ▲ 22.31%
• Current HPI: 419.8449
• 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

+275.0% since first listed

19 events — show timeline

• 2026-04-03 Pending — HVCRMLS
• 2026-04-03 Pending — HVCRMLS
• 2026-03-30 Listed $375,000 HVCRMLS
• 2026-03-18 Listed $375,000 HVCRMLS
• 2022-06-08 Listing Removed — Global MLS
• 2022-01-13 Sold (Public Records) $250,000 Public Records
• 2022-01-13 Sold (MLS) $245,000 HVCRMLS
• 2022-01-13 Sold (MLS) $245,000 Global MLS
• 2021-08-02 Listing Removed — Global MLS
• 2021-04-21 Listed $277,000 HVCRMLS
• 2021-04-21 Listed $277,000 Global MLS
• 2021-04-19 Listing Removed — Global MLS
• 2021-03-19 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-09-20 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2020-09-20 Listed $279,000 Global MLS
• 2020-09-20 Listed $279,000 HVCRMLS
• 2020-07-14 Sold (Public Records) $159,000 Public Records
• 2017-09-22 Listed $189,900 HVCRMLS
• 2014-12-16 Sold (Public Records) $100,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $6,435 · +4.9% YoY. Source: county tax records.