225 1/2 Columbia St · Hudson, NY 12534

$250,000

4 bd · 2.0 ba · 2,350 sqft · MultiFamily · 304 Days on market

Built 1900 Poor condition 4,791 sqft lot $106/sqft · 71% 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: 2 units. confirmed

Listing remarks MLS

Fantastic investment or starter opportunity in the heart of Hudson! This two-family home sits on a double lot offering endless possibilities. Each spacious apartment is approximately 1,200 sq ft, There is an additional structure next to the house. Both buildings need a total renovation. ! Located on the up-and-coming 200 block of Columbia Street. Neighboring properties are being beautifully renovated as this street is being redeveloped. With vision and updates, this property can shine. Double lot, two units all in one package—opportunities like this are rare in Hudson!

Key facts

• Double lot
• Two units
• 4,791 sq ft lot

Tags

• DOUBLE LOT
• TWO UNITS
• 200 BLOCK OF COLUMBIA STREET

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: 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.
• 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $5,209/mo this rent would consume 86% 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $60k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 2.08% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.93%
• DSCR: 2.82
• GRM: 4.0

CMA / ARV

• ARV (median comp): $859,390
• List price: $250,000
• Delta: -70.91%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 State St	0.15mi	4/—	2,112 (-10%)	6mo	$425,000	$201	71
309 - 311 Union St	0.17mi	4/—	2,088 (-11%)	18mo	$380,000	$182	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: 59.5%
• Equity multiple: 5.51×
• Total profit: $315,819
• Equity at exit: $225,220

10-year hold

• IRR: 55.1%
• Equity multiple: 13.55×
• Total profit: $878,814
• Equity at exit: $485,695

Cash invested: $70,000 (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 12534

• Home prices YoY: 5.6%
• Rents YoY: 10.9%
• Active inventory: 162
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $5,209 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,094
• Net cashflow: $2,387

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 49%

Sensitivity live

Price	-10% $2,560	-5% $2,474	+0% $2,387	+5% $2,301	+10% $2,215
Rent	-10% $1,976	-5% $2,182	+0% $2,387	+5% $2,593	+10% $2,799
Rate	-1.0pp $2,513	-0.5pp $2,451	base $2,387	+0.5pp $2,323	+1.0pp $2,257

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,208
Total (2 units)			$5,209

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Warren St Hudson, NY	3.0	2.0	2464	$5,300	$2.15	25d	1	0.07mi
437 State St Hudson, NY	3.0	3.0	1800	$8,000	$4.44	45d	1	0.36mi
188 Mt Merino Rd Hudson, NY	4.0	3.5	2800	$11,000	$3.93	25d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $250,000 Active 304 DOM
2. 2026-06-19
   days on market $250,000 Active 302 DOM
3. 2026-06-18
   days on market $250,000 Active 301 DOM
4. 2026-06-17
   days on market $250,000 Active 300 DOM
5. 2026-06-16
   days on market $250,000 Active 299 DOM
6. 2026-06-15
   days on market $250,000 Active 298 DOM
7. 2026-06-14
   days on market $250,000 Active 296 DOM
8. 2026-06-12
   days on market $250,000 Active 295 DOM
9. 2026-06-09
   days on market $250,000 Active 292 DOM
10. 2026-06-08
    days on market $250,000 Active 291 DOM
11. 2026-06-07
    days on market $250,000 Active 290 DOM
12. 2026-06-04
    days on market $250,000 Active 286 DOM
13. 2026-06-02
    days on market $250,000 Active 285 DOM
14. 2026-06-01
    days on market $250,000 Active 284 DOM
15. 2026-05-31
    days on market $250,000 Active 283 DOM
16. 2026-05-31
    days on market $250,000 Active 282 DOM
17. 2025-12-07
    price $250,000 584-char remark

    Show marketing remark (584 chars)

    Fantastic investment or starter opportunity in the heart of Hudson! This two-family home sits on a double lot offering endless possibilities. Each spacious apartment is approximately 1,200 sq ft, There is an additional structure next to the house. Both buildings need a total renovation. ! Located on the up-and-coming 200 block of Columbia Street. Neighboring properties are being beautifully renovated as this street is being redeveloped. With vision and updates, this property can shine. Double lot, two units all in one package—opportunities like this are rare in Hudson!

18. 2025-09-30
    price $299,900 584-char remark

    Show marketing remark (584 chars)

    Fantastic investment or starter opportunity in the heart of Hudson! This two-family home sits on a double lot offering endless possibilities. Each spacious apartment is approximately 1,200 sq ft, There is an additional structure next to the house. Both buildings need a total renovation. ! Located on the up-and-coming 200 block of Columbia Street. Neighboring properties are being beautifully renovated as this street is being redeveloped. With vision and updates, this property can shine. Double lot, two units all in one package—opportunities like this are rare in Hudson!

19. 2025-08-21
    listed $310,000 Active 584-char remark

    Show marketing remark (584 chars)

    Fantastic investment or starter opportunity in the heart of Hudson! This two-family home sits on a double lot offering endless possibilities. Each spacious apartment is approximately 1,200 sq ft, There is an additional structure next to the house. Both buildings need a total renovation. ! Located on the up-and-coming 200 block of Columbia Street. Neighboring properties are being beautifully renovated as this street is being redeveloped. With vision and updates, this property can shine. Double lot, two units all in one package—opportunities like this are rare in Hudson!

20. 2020-01-28
    listed $189,000
21. 2018-08-11
    listed $199,500
22. 2018-08-11
    listed $199,500

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 10% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $62,508
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$5,001
• − Management: −$5,001
• − Depreciation: −$7,273
• Taxable income: $26,230
• Est. tax owed @ 24.0%: −$6,295
• After-tax cash flow: $22,354/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 · 7 photos

Poor 20/100 Gut rehab

This two-family home requires extensive renovation and immediate safety measures. Boarding up windows and cleaning the interior are critical first steps before addressing the structural issues and exterior repairs.

Repairs flagged

• Major Boarded-up windows — Structural damage and safety hazard
• Major Exterior siding — Significant wear and tear, potential water infiltration
• Major Interior walls — Exposed structural damage and debris

Value-add opportunities

• Both Board up and secure windows — Safety and immediate protection against weather and intruders
• Both Remove debris and clean interior — Prepares the space for renovation and enhances safety
• Both Repair and replace exterior siding — Improves curb appeal and structural integrity
• Both Repair and replace interior walls — Restores structural integrity and enhances safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Boarded-up windows · Structural damage and safety hazard	Major	$15,000–50,000
Exterior siding · Significant wear and tear, potential water infiltration	Major	$15,000–50,000
Interior walls · Exposed structural damage and debris	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Board up and secure windows — Safety and immediate protection against weather and intruders ↑
• Both Remove debris and clean interior — Prepares the space for renovation and enhances safety ↑
• Both Repair and replace exterior siding — Improves curb appeal and structural integrity ↑
• Both Repair and replace interior walls — Restores structural integrity and enhances safety ↑

ⓘ 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

+25.3% since first listed

6 events — show timeline

• 2025-12-07 Price Changed $250,000 HVCRMLS
• 2025-09-30 Price Changed $299,900 HVCRMLS
• 2025-08-21 Listed $310,000 HVCRMLS
• 2020-01-28 Listed $189,000 HVCRMLS
• 2018-08-11 Listed $199,500 HVCRMLS
• 2018-08-11 Listed $199,500 HVCRMLS