38 Church St · Coxsackie, NY 12051

$325,000

3 bd · 1.0 ba · 1,561 sqft · SingleFamily public records · 87 Days on market

Built 1825 0.31 ac lot $208/sqft · 14% below area Est $379k · 14% under

---

Why this score? — see what drove the C 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 +14.6/30.0
• ARV discount +13.9/15.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Schools +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your charming 3 bedroom 1 bath home in the heart of the Northern Hudson Valley. This delightful residence features a newer kitchen, perfect for culinary enthusiasts, and beautiful hardwood floors downstairs and wide boards upstairs that add warmth and character throughout the space. The inviting layout includes a convenient first-floor bedroom, ideal for single-level living or accommodating guests. Ideally located in Downtown Coxsackie, where you can enjoy the boutique little town. The shops and store fronts include the Coxsackie Creamery, Reed Street Bottle Shop, Pilot House Paper, Shipwrecked Coffee & Books, and The General Store. There are also plenty of great restaurants and activities like Patrick Henry's Waterfront Tavern, The Blue Heron, Che Figata, Farmers Market, Music in the park, and The Wire Event Center. You can have access to all of this with a short drive, also while being only 10 minutes to the NYS Thruway, 30 minutes to Albany Airport, Golf Courses, Breweries, Ski Resorts and 20 minutes to Hudson Amtrak. Don't miss this rare opportunity to create your own personal retreat in a prime location! Embrace the tranquility and potential of this wonderful piece of land in the northern Hudson Valley.

Key facts

• First-floor bedroom
• Newer kitchen
• Hudson amtrak

Tags

• NEWER KITCHEN
• HARDWOOD FLOORS
• FIRST-FLOOR BEDROOM
• DOWNTOWN COXSACKIE
• HUDSON AMTRAK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $78 ($942/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (12.3% below list).
• Recommended offer: $285k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.2% in Coxsackie — 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 73/100 on livability (#310 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Greene 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 $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $166k; list at $325k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1825 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $285,000 (12.3% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1825 — 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. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (median comp): $379,266
• List price: $325,000
• Delta: -14.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Mansion St	0.32mi	3/2.5	1,618 (+4%)	1mo	$385,000	$238	72
2 Church St	0.22mi	3/1.0	1,452 (-7%)	13mo	$190,000	$131	67
16 Ely St	0.12mi	2/1.0 (-1)	1,700 (+9%)	20mo	$555,000	$326	58
57 New St	0.12mi	3/2.5	1,387 (-11%)	16mo	$345,000	$249	56
18 Riverside Ave	0.36mi	2/2.5 (-1)	1,380 (-12%)	9mo	$519,000	$376	46
8 Beechwood Dr	0.37mi	3/2.0	1,404 (-10%)	22mo	$330,000	$235	44

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: 25.0%
• Equity multiple: 3.00×
• Total profit: $182,000
• Equity at exit: $292,786

10-year hold

• IRR: 22.1%
• Equity multiple: 6.85×
• Total profit: $532,026
• Equity at exit: $631,404

Cash invested: $91,000 (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 12051

• Home prices YoY: 17.7%
• Active inventory: 48
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$333 /mo · $3,999/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $78

Break-even live

Break-even rent $2,751

Max offer price $325,000

Occupancy floor 92%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Van Dyck St Coxsackie, NY	3.0	2.0	1380	$2,850	$2.07	14d	1	0.95mi

Listing history 25 events

1. 2026-06-18
   days on market $325,000 Active 87 DOM
2. 2026-06-17
   days on market $325,000 Active 86 DOM
3. 2026-06-16
   days on market $325,000 Active 85 DOM
4. 2026-06-15
   days on market $325,000 Active 84 DOM
5. 2026-06-14
   days on market $325,000 Active 82 DOM
6. 2026-06-13
   days on market $325,000 Active 81 DOM
7. 2026-06-10
   days on market $325,000 Active 79 DOM
8. 2026-06-09
   days on market $325,000 Active 78 DOM
9. 2026-06-08
   days on market $325,000 Active 77 DOM
10. 2026-06-07
    days on market $325,000 Active 76 DOM
11. 2026-06-05
    days on market $325,000 Active 73 DOM
12. 2026-06-03
    days on market $325,000 Active 72 DOM
13. 2026-06-02
    days on market $325,000 Active 71 DOM
14. 2026-06-01
    days on market $325,000 Active 70 DOM
15. 2026-05-31
    days on market $325,000 Active 69 DOM
16. 2026-05-31
    days on market $325,000 Active 68 DOM
17. 2026-05-13
    price $325,000 1244-char remark

    Show marketing remark (1244 chars)

    Welcome to your charming 3 bedroom 1 bath home in the heart of the Northern Hudson Valley. This delightful residence features a newer kitchen, perfect for culinary enthusiasts, and beautiful hardwood floors downstairs and wide boards upstairs that add warmth and character throughout the space. The inviting layout includes a convenient first-floor bedroom, ideal for single-level living or accommodating guests. Ideally located in Downtown Coxsackie, where you can enjoy the boutique little town. The shops and store fronts include the Coxsackie Creamery, Reed Street Bottle Shop, Pilot House Paper, Shipwrecked Coffee & Books, and The General Store. There are also plenty of great restaurants and activities like Patrick Henry's Waterfront Tavern, The Blue Heron, Che Figata, Farmers Market, Music in the park, and The Wire Event Center. You can have access to all of this with a short drive, also while being only 10 minutes to the NYS Thruway, 30 minutes to Albany Airport, Golf Courses, Breweries, Ski Resorts and 20 minutes to Hudson Amtrak. Don't miss this rare opportunity to create your own personal retreat in a prime location! Embrace the tranquility and potential of this wonderful piece of land in the northern Hudson Valley.

18. 2026-03-31
    status Active 1244-char remark

    Show marketing remark (1244 chars)

    Welcome to your charming 3 bedroom 1 bath home in the heart of the Northern Hudson Valley. This delightful residence features a newer kitchen, perfect for culinary enthusiasts, and beautiful hardwood floors downstairs and wide boards upstairs that add warmth and character throughout the space. The inviting layout includes a convenient first-floor bedroom, ideal for single-level living or accommodating guests. Ideally located in Downtown Coxsackie, where you can enjoy the boutique little town. The shops and store fronts include the Coxsackie Creamery, Reed Street Bottle Shop, Pilot House Paper, Shipwrecked Coffee & Books, and The General Store. There are also plenty of great restaurants and activities like Patrick Henry's Waterfront Tavern, The Blue Heron, Che Figata, Farmers Market, Music in the park, and The Wire Event Center. You can have access to all of this with a short drive, also while being only 10 minutes to the NYS Thruway, 30 minutes to Albany Airport, Golf Courses, Breweries, Ski Resorts and 20 minutes to Hudson Amtrak. Don't miss this rare opportunity to create your own personal retreat in a prime location! Embrace the tranquility and potential of this wonderful piece of land in the northern Hudson Valley.

19. 2026-03-31
    status Pending 1244-char remark

    Show marketing remark (1244 chars)

    Welcome to your charming 3 bedroom 1 bath home in the heart of the Northern Hudson Valley. This delightful residence features a newer kitchen, perfect for culinary enthusiasts, and beautiful hardwood floors downstairs and wide boards upstairs that add warmth and character throughout the space. The inviting layout includes a convenient first-floor bedroom, ideal for single-level living or accommodating guests. Ideally located in Downtown Coxsackie, where you can enjoy the boutique little town. The shops and store fronts include the Coxsackie Creamery, Reed Street Bottle Shop, Pilot House Paper, Shipwrecked Coffee & Books, and The General Store. There are also plenty of great restaurants and activities like Patrick Henry's Waterfront Tavern, The Blue Heron, Che Figata, Farmers Market, Music in the park, and The Wire Event Center. You can have access to all of this with a short drive, also while being only 10 minutes to the NYS Thruway, 30 minutes to Albany Airport, Golf Courses, Breweries, Ski Resorts and 20 minutes to Hudson Amtrak. Don't miss this rare opportunity to create your own personal retreat in a prime location! Embrace the tranquility and potential of this wonderful piece of land in the northern Hudson Valley.

20. 2026-03-23
    listed $349,900 Active 1242-char remark

    Show marketing remark (1242 chars)

    Welcome to your charming 3 bedroom 1 bath home in the heart of the Northern Hudson Valley. This delightful residence features a newer kitchen, perfect for culinary enthusiasts, and beautiful hardwood floors downstairs and wide boards upstairs that add warmth and character throughout the space. The inviting layout includes a convenient first-floor bedroom, ideal for single-level living or accommodating guests. Ideally located in Downtown Coxsackie, where you can enjoy the boutique little town. The shops and store fronts include the Coxsackie Creamery, Reed Street Bottle Shop, Pilot House Paper, Shipwrecked Coffee & Books, and The General Store. There are also plenty of great restaurants and activities like Patrick Henry's Waterfront Tavern, The Blue Heron, Che Figata, Farmers Market, Music in the park, and The Wire Event Center. You can have access to all of this with a short drive, also while being only 10 minutes to the NYS Thruway, 30 minutes to Albany Airport, Golf Courses, Breweries, Ski Resorts and 20 minutes to Hudson Amtrak. Don't miss this rare opportunity to create your own personal retreat in a prime location! Embrace the tranquility and potential of this wonderful piece of land in the northern Hudson Valley.

21. 2026-03-21
    listed $349,900 Active 1244-char remark

    Show marketing remark (1244 chars)

    Welcome to your charming 3 bedroom 1 bath home in the heart of the Northern Hudson Valley. This delightful residence features a newer kitchen, perfect for culinary enthusiasts, and beautiful hardwood floors downstairs and wide boards upstairs that add warmth and character throughout the space. The inviting layout includes a convenient first-floor bedroom, ideal for single-level living or accommodating guests. Ideally located in Downtown Coxsackie, where you can enjoy the boutique little town. The shops and store fronts include the Coxsackie Creamery, Reed Street Bottle Shop, Pilot House Paper, Shipwrecked Coffee & Books, and The General Store. There are also plenty of great restaurants and activities like Patrick Henry's Waterfront Tavern, The Blue Heron, Che Figata, Farmers Market, Music in the park, and The Wire Event Center. You can have access to all of this with a short drive, also while being only 10 minutes to the NYS Thruway, 30 minutes to Albany Airport, Golf Courses, Breweries, Ski Resorts and 20 minutes to Hudson Amtrak. Don't miss this rare opportunity to create your own personal retreat in a prime location! Embrace the tranquility and potential of this wonderful piece of land in the northern Hudson Valley.

22. 2025-11-07
    listed $349,900 Active
23. 2017-01-24
    soldstatus $166,320
24. 2013-10-03
    soldstatus $55,000
25. 2013-05-13
    listed $99,900

ⓘ 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: $3,999 · $333/mo
• Projected year-2 tax: $4,746 · $395/mo
• Expected delta: +$747/yr (+$62/mo · 18.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $34,200
• − Mortgage interest: −$18,205
• − Property taxes: −$3,999
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$9,455
• Taxable loss: −$4,556
• Est. tax savings @ 24.0%: +$1,093
• After-tax cash flow: $2,035/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Coxsackie

• Score: 73/100
• State rank: #310
• US rank: #5149

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: Coxsackie, NY
• Population (ZIP): 5,706

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.86%
• Current HPI: 371.238
• 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

+225.3% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $325,000 HVCRMLS
• 2026-03-31 Relisted — HVCRMLS
• 2026-03-31 Pending — HVCRMLS
• 2026-03-23 Listed $349,900 Global MLS
• 2026-03-21 Listed $349,900 HVCRMLS
• 2025-11-07 Listed $349,900 HVCRMLS
• 2017-01-24 Sold (Public Records) $166,320 Public Records
• 2013-10-03 Sold (MLS) $55,000 Global MLS
• 2013-05-13 Listed $99,900 Global MLS

Property tax history

+2.0%/yr

Latest (2025): $3,999 · +1.2% YoY. Source: county tax records.