212 Joslen Blvd · Lorenz Park, NY 12534

$740,000

3 bd · 2.0 ba · 1,467 sqft · SingleFamily public records · 54 Days on market

Built 1956 0.34 ac lot $504/sqft · 114% above area Est $919k · 19% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Cash flow +3.9/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Lots of room, unbelievable view of mountains and walking distance to Hudson. What more could you need or want? Mostly wood floors throughout with a lovely wood burning fireplace in large living room. Formal dining room, den, four bedrooms upstairs and a large room downstairs with large living room and half bath. Possibility of 5 bedrooms a . Back yard deck with a large above ground pool to sit and relax this summer. House has one year old roof, new gutters, furnace, and water heater. Replacement windows. House is structurally sound but needs cosmetics and is sold as is. You must see the interior and the wonderful possibilities that exist.

Key facts

• 0.34 acre lot
• Built 1956
• Listed 53 days

Property features AI

Finance

• Other: Lot approximately 0.34 acres

Exterior

• Utilities: Public water; Public sewer; 200+ amp electric service; Electricity not available (listing indicates)
• Home design: Residential income property; Multi-family
• Construction: Frame construction; Block foundation
• Exterior features: Asphalt road access; Finished walk-out basement

Interior

• Kitchen: Built-in gas range; Built-in refrigerator; Range; Refrigerator; Dishwasher; ENERGY STAR qualified dishwasher
• Flooring: Laminate
• Heating & cooling: Heat pump; Natural gas heating; Has heating and cooling
• Interior features: High speed internet
• Laundry & utility: ENERGY STAR qualified washer; ENERGY STAR qualified dryer; Electric water heater; ENERGY STAR qualified water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $740k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (49.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $322k (56.6% below list).
• Recommended offer: $322k (56.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#498 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Montgomery C Smith Elementary School (math 36% / reading 47%, grade F, #1,409 of 2,108 statewide, top 67%, 723 students, 65% FRL); Hudson Junior High School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 384 students, 63% FRL); Hudson High School (math 82% / reading 84%, grade A, #435 of 1,100 statewide, top 40%, 454 students, 57% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 162 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $3,215/mo this rent would consume 53% 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 $79k of equity ($5k loan paydown + $74k 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.
• By year 2, paydown + projected appreciation supports a ~$127k 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 ($718k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $330k; list at $740k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $321,508 (56.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.43% ✗
• Cap rate: 2.90%
• Cash-on-cash: -12.11%
• DSCR: 0.46
• GRM: 19.2

CMA / ARV

• ARV (median comp): $918,518
• List price: $740,000
• Delta: -19.44%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Lincoln Blvd Blvd	0.30mi	3/1.0	1,410 (-4%)	6mo	$310,000	$220	71
277 Anthony Ave	0.30mi	3/1.5	1,547 (+6%)	12mo	$350,000	$226	65
311 Maryanne Ave	0.47mi	3/2.0	1,416 (-4%)	9mo	$360,000	$254	65
10 Riverview Avenue Blvd	0.17mi	3/1.0	1,324 (-10%)	10mo	$290,000	$219	64
321 Lincoln Blvd	0.49mi	3/2.0	1,372 (-6%)	6mo	$275,000	$200	61
12 Fabiano Blvd	0.15mi	4/1.5 (+1)	1,660 (+13%)	10mo	$315,000	$190	56
36 James St	0.04mi	2/2.0 (-1)	1,300 (-11%)	23mo	$327,000	$252	55
305 Maryanne Ave	0.43mi	3/2.5	1,568 (+7%)	20mo	$365,000	$233	50
16 Oakwood Blvd	0.59mi	4/1.5 (+1)	1,570 (+7%)	8mo	$350,000	$223	46
7 Charles St	0.58mi	3/1.0	1,248 (-15%)	9mo	$195,000	$156	37
334 Joslen Blvd	0.56mi	3/1.0	1,677 (+14%)	11mo	$270,000	$161	37
33 Parkwood Blvd	0.67mi	4/— (+1)	1,287 (-12%)	16mo	$337,900	$263	30

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: 16.7%
• Equity multiple: 2.38×
• Total profit: $286,595
• Equity at exit: $666,651

10-year hold

• IRR: 16.6%
• Equity multiple: 5.78×
• Total profit: $990,299
• Equity at exit: $1,437,657

Cash invested: $207,200 (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: 162
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $3,215 high
• Mortgage (P&I): −$3,881
• Tax from tax record: −$442 /mo · $5,302/yr
• Insurance: −$308
• HOA: −$0
• Vacancy / Maint / Mgmt: −$675
• Net cashflow: $-2,091

Break-even live

Break-even rent $5,862

Max offer price $370,633

Occupancy floor —

Sensitivity live

Price	-10% $-1,672	-5% $-1,881	+0% $-2,091	+5% $-2,300	+10% $-2,510
Rent	-10% $-2,345	-5% $-2,218	+0% $-2,091	+5% $-1,964	+10% $-1,837
Rate	-1.0pp $-1,718	-0.5pp $-1,903	base $-2,091	+0.5pp $-2,283	+1.0pp $-2,478

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: $185,000
• Closing costs: $22,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72-74 Green St Unit 72a Hudson, NY	2.0	1.5	911	$3,000	$3.29	45d	1	1.00mi
76 N 7th St Hudson, NY	1.0–3.0	1.0–2.0	837	$3,600	$4.30	16d	47	1.06mi
437 State St Hudson, NY	3.0	3.0	1800	$8,000	$4.44	45d	1	1.10mi
442 Columbia St Hudson, NY	2.0	1.0	1100	$1,850	$1.68	45d	1	1.14mi
823-825 Columbia St Unit 3 Hudson, NY	3.0	1.0	1100	$2,400	$2.18	45d	1	1.14mi
438 Warren St Hudson, NY	2.0	1.5	1181	$2,850	$2.41	45d	1	1.20mi
540 Joslen Blvd Hudson, NY	1.0–2.0	1.0–2.0	733	$2,250	$3.07	23d	1	1.25mi
208 Warren St Unit 3 Hudson, NY	2.0	1.0	1000	$2,567	$2.57	16d	1	1.28mi
208 Warren St Unit 2 Hudson, NY	2.0	1.0	1000	$3,150	$3.15	45d	1	1.28mi
208 Warren St Unit 6 Hudson, NY	2.0	1.0	1000	$2,850	$2.85	45d	1	1.28mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	25d	1	1.28mi
30 Union St Unit 2 Hudson, NY	2.0	1.0	900	$2,500	$2.78	25d	1	1.39mi
210 Allen St Hudson, NY	2.0	1.0	1400	$2,900	$2.07	25d	1	1.39mi

Listing history 26 events

1. 2026-06-22
   days on market $740,000 Active 54 DOM
2. 2026-06-21
   days on market $740,000 Active 53 DOM
3. 2026-06-19
   days on market $740,000 Active 51 DOM
4. 2026-06-18
   days on market $740,000 Active 50 DOM
5. 2026-06-17
   days on market $740,000 Active 49 DOM
6. 2026-06-17
   price $740,000 Active 48 DOM
7. 2026-06-16
   days on market $750,000 Active 48 DOM
8. 2026-06-15
   days on market $750,000 Active 47 DOM
9. 2026-06-14
   days on market $750,000 Active 45 DOM
10. 2026-06-12
    days on market $750,000 Active 44 DOM
11. 2026-06-09
    days on market $750,000 Active 41 DOM
12. 2026-06-08
    days on market $750,000 Active 40 DOM
13. 2026-06-07
    days on market $750,000 Active 39 DOM
14. 2026-06-04
    days on market $750,000 Active 35 DOM
15. 2026-06-02
    days on market $750,000 Active 34 DOM
16. 2026-06-01
    days on market $750,000 Active 33 DOM
17. 2026-05-31
    days on market $750,000 Active 32 DOM
18. 2026-05-31
    days on market $750,000 Active 31 DOM
19. 2026-04-28
    listed $750,000 Active 637-char remark
20. 2026-04-23
    listed $750,000 Active
21. 2024-10-01
    historical $1,950
22. 2024-09-12
    listed $1,950
23. 2024-01-25
    soldstatus $330,000
24. 2024-01-05
    soldstatus $330,000

    Show marketing remark (646 chars)

    Lots of room, unbelievable view of mountains and walking distance to Hudson. What more could you need or want? Mostly wood floors throughout with a lovely wood burning fireplace in large living room. Formal dining room, den, four bedrooms upstairs and a large room downstairs with large living room and half bath. Possibility of 5 bedrooms a . Back yard deck with a large above ground pool to sit and relax this summer. House has one year old roof, new gutters, furnace, and water heater. Replacement windows. House is structurally sound but needs cosmetics and is sold as is. You must see the interior and the wonderful possibilities that exist.

25. 2023-07-10
    listed $340,000

    Show marketing remark (646 chars)

    Lots of room, unbelievable view of mountains and walking distance to Hudson. What more could you need or want? Mostly wood floors throughout with a lovely wood burning fireplace in large living room. Formal dining room, den, four bedrooms upstairs and a large room downstairs with large living room and half bath. Possibility of 5 bedrooms a . Back yard deck with a large above ground pool to sit and relax this summer. House has one year old roof, new gutters, furnace, and water heater. Replacement windows. House is structurally sound but needs cosmetics and is sold as is. You must see the interior and the wonderful possibilities that exist.

26. 2007-11-30
    soldstatus $174,000

ⓘ 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: $5,302 · $442/mo
• Projected year-2 tax: $8,904 · $742/mo
• Expected delta: +$3,602/yr (+$300/mo · 67.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,581
• − Mortgage interest: −$41,452
• − Property taxes: −$5,302
• − Insurance: −$3,700
• − Repairs & maintenance: −$3,086
• − Management: −$3,086
• − Depreciation: −$21,527
• Taxable loss: −$39,573
• Est. tax savings @ 24.0%: +$9,497
• After-tax cash flow: $-15,593/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: 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 — Lorenz Park

• Score: 69/100
• State rank: #498
• US rank: #8738

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: Lorenz Park, NY
• County: Columbia County · 17,176 people
• 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

+325.3% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $740,000 HVCRMLS
• 2026-04-28 Listed $750,000 HVCRMLS
• 2026-04-23 Listed $750,000 HVCRMLS
• 2024-10-01 Rental Removed $1,950 CGNDMLS
• 2024-09-12 Listed for Rent $1,950 CGNDMLS
• 2024-01-25 Sold (Public Records) $330,000 Public Records
• 2024-01-05 Sold (MLS) $330,000 HVCRMLS
• 2023-07-10 Listed $340,000 HVCRMLS
• 2007-11-30 Sold (Public Records) $174,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $5,302 · +11.5% YoY. Source: county tax records.