8 E Marie St · Hudson, NY 12534

$199,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 160 Days on market

Built 1925 6,534 sqft lot $197/sqft · 42% below area Est $345k · 42% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

Key facts

• Inground pool
• 6,534 sq ft lot
• Garage

Tags

• INGROUND POOL
• CLOSE PROXIMITY TO PARKS
• EASY ACCESS TO WATERFRONT
• YEAR-ROUND CULTURAL EVENTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1925 — 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: 1.34% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $344,907
• List price: $199,000
• Delta: -42.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Aitken Ave	0.20mi	2/1.0	1,086 (+8%)	12mo	$280,000	$258	67
7 Paul Ave	0.33mi	2/1.0	1,100 (+9%)	10mo	$475,000	$432	61
3 Storm Ave	0.19mi	2/2.0	898 (-11%)	11mo	$299,900	$334	60

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: 39.6%
• Equity multiple: 4.11×
• Total profit: $173,535
• Equity at exit: $179,275

10-year hold

• IRR: 36.0%
• Equity multiple: 10.08×
• Total profit: $505,768
• Equity at exit: $386,613

Cash invested: $55,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,666 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$178 /mo · $2,132/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $802

Break-even live

Break-even rent $1,651

Max offer price $199,000

Occupancy floor 65%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	43d	1	0.55mi
72-74 Green St Unit 74a Hudson, NY	2.0	1.5	831	$2,900	$3.49	43d	1	0.55mi
823-825 Columbia St Unit 3 Hudson, NY	3.0	1.0	1100	$2,400	$2.18	43d	1	0.62mi
76 N 7th St Hudson, NY	1.0–3.0	1.0–2.0	837	$2,938	$3.51	13d	47	0.72mi
707 Warren St Unit 2 Hudson, NY	1.0	1.0	700	$1,850	$2.64	43d	1	0.85mi
613 Warren St Unit 1 Hudson, NY	1.0	1.0	950	$4,000	$4.21	43d	1	0.88mi
442 Columbia St Hudson, NY	2.0	1.0	1100	$1,850	$1.68	43d	1	1.01mi
438 Warren St Hudson, NY	2.0	1.5	1181	$2,850	$2.41	43d	1	1.05mi
432 Warren St Unit 2r Hudson, NY	2.0	1.0	860	$2,800	$3.26	43d	1	1.06mi
328 Columbia St Unit 2 Hudson, NY	3.0	1.0	800	$2,600	$3.25	19d	1	1.19mi
214 Robinson St Unit 2 Hudson, NY	2.0	1.0	800	$1,800	$2.25	23d	1	1.32mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	23d	1	1.37mi
208 Warren St Unit 3 Hudson, NY	2.0	1.0	1000	$2,567	$2.57	14d	1	1.40mi
208 Warren St Unit 6 Hudson, NY	2.0	1.0	1000	$2,850	$2.85	43d	1	1.40mi
208 Warren St Unit 1 Hudson, NY	1.0	1.0	700	$2,800	$4.00	43d	1	1.40mi
208 Warren St Unit 3 Hudson, NY	1.0	1.0	700	$2,250	$3.21	43d	1	1.40mi
208 Warren St Unit 5 Hudson, NY	1.0	1.0	700	$2,150	$3.07	23d	1	1.40mi
208 Warren St Unit 2 Hudson, NY	2.0	1.0	1000	$3,150	$3.15	43d	1	1.40mi
210 Allen St Hudson, NY	2.0	1.0	1400	$2,900	$2.07	23d	1	1.45mi

Listing history 11 events

1. 2026-04-02
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

2. 2026-03-20
   historical Active Under Contract 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

3. 2026-03-09
   status Active 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

4. 2026-03-09
   status Active 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

5. 2026-02-17
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

6. 2026-02-17
   historical Active Under Contract 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

7. 2026-02-02
   price $199,000 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

8. 2026-02-02
   price $199,000 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

9. 2025-11-25
   listed $207,000 Active 682-char remark

   Show marketing remark (682 chars)

   Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

10. 2025-11-25
    listed $207,000 Active 682-char remark

    Show marketing remark (682 chars)

    Bring your vision and unlock the full potential of this 2-bedroom fixer-upper located just minutes from the Hudson Amtrak station and all the vibrant amenities the City of Hudson has to offer. Whether you're looking for an investment opportunity or a home you can custom-create, this property is the perfect canvas. Fix and flip. Renovate and rent. Upgrade and AirBnB especially with the inground pool. Enjoy close proximity to Warren Street's renowned shops, dining, galleries, and nightlife, plus easy access to parks, the waterfront, and year-round cultural events. A rare chance to renovate to your taste in one of the Hudson Valley's most desirable small cities. Don't miss it!

11. 2021-03-18
    listed $160,000

ⓘ 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: $2,132 · $178/mo
• Projected year-2 tax: $2,748 · $229/mo
• Expected delta: +$615/yr (+$51/mo · 28.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $31,990
• − Mortgage interest: −$11,147
• − Property taxes: −$2,132
• − Insurance: −$995
• − Repairs & maintenance: −$2,559
• − Management: −$2,559
• − Depreciation: −$5,789
• Taxable income: $6,808
• Est. tax owed @ 24.0%: −$1,634
• After-tax cash flow: $7,988/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 — 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

• 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

+24.4% since first listed

11 events — show timeline

• 2026-04-02 Pending — HVCRMLS
• 2026-03-20 Contingent — HVCRMLS
• 2026-03-09 Relisted — OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Relisted — HVCRMLS
• 2026-02-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-02-17 Contingent — HVCRMLS
• 2026-02-02 Price Changed $199,000 HVCRMLS
• 2026-02-02 Price Changed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2025-11-25 Listed $207,000 HVCRMLS
• 2025-11-25 Listed $207,000 OneKey® MLS as Distributed by MLS Grid
• 2021-03-18 Listed $160,000 HVCRMLS

Property tax history

-1.2%/yr

Latest (2025): $2,132 · -28.7% YoY. Source: county tax records.