7-9 S 7th St · Hudson, NY 12534

$408,451

8 bd · 4.0 ba · 2,700 sqft · MultiFamily · 50 Days on market

Built 1900 Poor condition 1,306 sqft lot $151/sqft · 54% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Located just blocks from Hudson's Warren Street corridor, the Amtrak station, and the waterfront, the property offers strong long-term potential for redevelopment into multi-unit housing, live/work space, or other residential configurations subject to City approvals and located in the historical district. This 4 unit building is being offered as a full gut renovation project for experienced investors, developers, or contractors. The property requires significant rehabilitation including structural repair, replacement of plumbing systems due to frozen pipes, and complete interior/exterior renovation. This property should be considered a total redevelopment project and is best suited for buyers prepared to undertake a comprehensive renovation. Sold strictly as-is. Cash or renovation financing likely required.

Key facts

• Structural repair
• 1,306 sq ft lot
• Built 1900

Tags

• FULL GUT RENOVATION PROJECT
• SIGNIFICANT REHABILITATION
• STRUCTURAL REPAIR
• TOTAL REDEVELOPMENT PROJECT

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $408k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $408k).
• Recommended offer: $396k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 3.3% 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: schools C-, 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.
• 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).
• At $9,049/mo this rent would consume 149% of the median local household income ($73k/yr) (locally 1083% of renters already pay >50% of income on rent) — 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 $114k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $396,197 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.22% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.39%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (median comp): $892,479
• List price: $408,451
• Delta: -54.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 Prospect St	0.25mi	8/2.5	2,412 (-11%)	8mo	$380,000	$158	58

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: 63.4%
• Equity multiple: 5.77×
• Total profit: $545,937
• Equity at exit: $367,965

10-year hold

• IRR: 59.0%
• Equity multiple: 14.20×
• Total profit: $1,509,766
• Equity at exit: $793,530

Cash invested: $114,366 (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: 15.0×

Monthly cashflow live

• Estimated rent: $9,049 high
• Mortgage (P&I): −$2,142
• Tax est. 1.5%: −$511 /mo · $6,127/yr
• Insurance: −$170
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,900
• Net cashflow: $4,326

Break-even live

Break-even rent $3,573

Max offer price $408,451

Occupancy floor 47%

Sensitivity live

Price	-10% $4,608	-5% $4,467	+0% $4,326	+5% $4,185	+10% $4,044
Rent	-10% $3,611	-5% $3,969	+0% $4,326	+5% $4,683	+10% $5,041
Rate	-1.0pp $4,532	-0.5pp $4,430	base $4,326	+0.5pp $4,220	+1.0pp $4,112

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$9,048
Total (4 units)			$9,049

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: $102,113
• Closing costs: $12,254
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   status Pending 818-char remark

   Show marketing remark (818 chars)

   Located just blocks from Hudson's Warren Street corridor, the Amtrak station, and the waterfront, the property offers strong long-term potential for redevelopment into multi-unit housing, live/work space, or other residential configurations subject to City approvals and located in the historical district. This 4 unit building is being offered as a full gut renovation project for experienced investors, developers, or contractors. The property requires significant rehabilitation including structural repair, replacement of plumbing systems due to frozen pipes, and complete interior/exterior renovation. This property should be considered a total redevelopment project and is best suited for buyers prepared to undertake a comprehensive renovation. Sold strictly as-is. Cash or renovation financing likely required.

2. 2026-03-18
   listed $408,451 Active 818-char remark

   Show marketing remark (818 chars)

   Located just blocks from Hudson's Warren Street corridor, the Amtrak station, and the waterfront, the property offers strong long-term potential for redevelopment into multi-unit housing, live/work space, or other residential configurations subject to City approvals and located in the historical district. This 4 unit building is being offered as a full gut renovation project for experienced investors, developers, or contractors. The property requires significant rehabilitation including structural repair, replacement of plumbing systems due to frozen pipes, and complete interior/exterior renovation. This property should be considered a total redevelopment project and is best suited for buyers prepared to undertake a comprehensive renovation. Sold strictly as-is. Cash or renovation financing likely required.

3. 2025-10-01
   price $424,150
4. 2025-08-21
   listed $499,000 Active
5. 2020-03-02
   listed $375,000
6. 2018-09-02
   listed $325,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $108,588
• − Mortgage interest: −$22,880
• − Property taxes: −$6,127
• − Insurance: −$2,042
• − Repairs & maintenance: −$8,687
• − Management: −$8,687
• − Depreciation: −$11,882
• Taxable income: $48,283
• Est. tax owed @ 24.0%: −$11,588
• After-tax cash flow: $40,324/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 · 13 photos

Poor 20/100 Gut rehab

This multi-family property requires a full gut renovation, addressing significant structural, exterior, and interior issues. The property is best suited for experienced investors or developers looking to redevelop into multi-unit housing or other residential configurations.

Repairs flagged

• Major siding — Significant damage and exposure
• Major roof — No visible roof condition
• Major flooring — Worn and damaged
• Major interior walls/paint — Peeling paint and structural issues
• Major kitchen cabinets — Old and missing
• Major bathroom fixtures — Damaged and missing
• Major electrical wiring — Exposed and missing appliances

Value-add opportunities

• Both New siding and roof — Improves curb appeal and structural integrity
• Both New flooring and interior walls/paint — Enhances living space and aesthetics
• Both New kitchen cabinets and countertops — Modernizes the kitchen and increases functionality
• Both New bathroom fixtures and walls — Improves functionality and aesthetics
• Both New electrical wiring and appliances — Ensures safety and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage and exposure	Major	$15,000–50,000
roof · No visible roof condition	Major	$15,000–50,000
flooring · Worn and damaged	Major	$15,000–50,000
interior walls/paint · Peeling paint and structural issues	Major	$15,000–50,000
kitchen cabinets · Old and missing	Major	$15,000–50,000
bathroom fixtures · Damaged and missing	Major	$15,000–50,000
electrical wiring · Exposed and missing appliances	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New siding and roof — Improves curb appeal and structural integrity ↑
• Both New flooring and interior walls/paint — Enhances living space and aesthetics ↑
• Both New kitchen cabinets and countertops — Modernizes the kitchen and increases functionality ↑
• Both New bathroom fixtures and walls — Improves functionality and aesthetics ↑
• Both New electrical wiring and appliances — Ensures safety and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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

• Census place: Hudson, NY
• County: Columbia County · 17,176 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: 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

+25.7% since first listed

6 events — show timeline

• 2026-05-08 Pending — HVCRMLS
• 2026-03-18 Listed $408,451 HVCRMLS
• 2025-10-01 Price Changed $424,150 HVCRMLS
• 2025-08-21 Listed $499,000 HVCRMLS
• 2020-03-02 Listed $375,000 HVCRMLS
• 2018-09-02 Listed $325,000 HVCRMLS