240 Stevers Crossing Rd · Philmont, NY 12534

$239,000

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 80 Days on market

Built 1953 1.20 ac lot Est $391k · 39% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• Rent growth +5.0/5.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 240 Stevers Crossing in Hudson. This warm and inviting home features a new roof (2023), gutters (2024), electrical upgrade (2025), oil tank (2025), new septic tank and new leach fields (2021), and new bedroom carpets (2025). Enjoy cozy winters by the fireplace and a spacious yard that’s perfect for kids and outdoor gatherings. The location is ideal for nature lovers, with High Falls Park less than a mile away, Olana and Bash Bish Falls nearby, and plenty of trails for hiking and biking. Just minutes from Hudson’s Amtrak station, antique shops, and great restaurants, this home offers comfort, convenience, and the best of Hudson Valley living. HIGHEST AND BEST OFFERS DU

Key facts

• 1.2 acre lot
• Garage
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $225k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#958 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B; Watch: crime F, amenities F, commute F.
• 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; 1 comparable units currently listed for rent nearby; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $89k; list at $239k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.03%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $391,257
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Summit St	0.24mi	3/1.0	1,240 (+7%)	9mo	$370,000	$298	70
43 Summit St	0.61mi	3/1.5	1,184 (+2%)	2mo	$160,000	$135	65
47 Summit St	0.59mi	3/1.5	1,300 (+12%)	7mo	$437,500	$337	45
47 Summit Street St	0.59mi	3/1.5	1,300 (+12%)	7mo	$437,500	$337	45
47 Summit St	0.59mi	3/1.5	1,300 (+12%)	7mo	$437,500	$337	45

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: 33.0%
• Equity multiple: 3.63×
• Total profit: $176,129
• Equity at exit: $215,310

10-year hold

• IRR: 30.1%
• Equity multiple: 8.89×
• Total profit: $527,872
• Equity at exit: $464,324

Cash invested: $66,920 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,630 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$222 /mo · $2,658/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $504

Break-even live

Break-even rent $1,993

Max offer price $239,000

Occupancy floor 76%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Main St Unit 3 Philmont, NY	2.0	1.0	1000	$2,000	$2.00	44d	1	0.89mi

Listing history 9 events

1. 2026-05-21
   status Pending
2. 2026-03-17
   status Active
3. 2025-12-11
   status Pending
4. 2025-11-07
   price $239,000
5. 2025-10-14
   listed $265,000 Active
6. 2025-10-10
   price $265,000
7. 2025-10-10
   historical $260,000
8. 2000-07-03
   soldstatus $89,000
9. 1996-11-01
   soldstatus $87,000

ⓘ 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: $2,658 · $222/mo
• Projected year-2 tax: $3,349 · $279/mo
• Expected delta: +$690/yr (+$58/mo · 26.0%)

ⓘ 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 · 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: $31,564
• − Mortgage interest: −$13,388
• − Property taxes: −$2,658
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,525
• − Management: −$2,525
• − Depreciation: −$6,953
• Taxable income: $2,320
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $5,485/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 — Philmont

• Score: 60/100
• State rank: #958
• US rank: #18780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbia County · 17,176 people
• City population: 1,575
• 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

+174.7% since first listed

9 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-03-17 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2025-12-11 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $239,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-14 Listed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $265,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-10 Coming Soon $260,000 OneKey® MLS as Distributed by MLS Grid
• 2000-07-03 Sold (Public Records) $89,000 Public Records
• 1996-11-01 Sold (Public Records) $87,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $2,658 · -0.1% YoY. Source: county tax records.