60 Milo St · Hudson, NY 12534

$299,000

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 3 Days on market

Built 1952 0.28 ac lot

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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).

• Cash flow +10.0/30.0
• 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
• 1% rule +3.1/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy 2 bedroom home with hardwood floors, full basement, and garage on a double lot just a few minutes to stores, schools, restaurants & Hudson. New furnace and recent siding. Does need some updating, but well worth it. Good Condition

Key facts

• Nearby rail trail
• Double-width lot
• Outdoor space

Tags

• DOUBLE-WIDTH LOT
• OVERSIZED DETACHED GARAGE
• OUTDOOR SPACE
• SHORT DRIVE FROM DOWNTOWN
• NEARBY RAIL TRAIL
• HIKING OPPORTUNITIES

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces; Paved driveway providing a total of four parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Entry level rooms located on the first floor
• Construction: Block foundation; Block, drywall and vinyl siding construction; Asphalt shingle roof; Built around 750 living area (approx.)
• Exterior features: Paved driveway; Drive-paved lot; Level, cleared lot with road frontage; Garage(s) as additional structure

Interior

• Kitchen: Built-in gas oven; Gas oven; Oven; Refrigerator
• Bedrooms: Two bedrooms on the first level
• Flooring: Tile; Hardwood; Laminate
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Baseboard heating (natural gas); Window air conditioning units
• Interior features: Six total rooms; Full unfinished basement
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (19.2% below list).
• Recommended offer: $242k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 40% 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $126k; list at $299k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $241,630 (19.2% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.96×
• Total profit: $164,327
• Equity at exit: $269,363

10-year hold

• IRR: 22.7%
• Equity multiple: 7.27×
• Total profit: $524,563
• Equity at exit: $580,891

Cash invested: $83,720 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,416 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$394 /mo · $4,731/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-178

Break-even live

Break-even rent $2,642

Max offer price $267,562

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-93	+0% $-178	+5% $-263	+10% $-347
Rent	-10% $-369	-5% $-273	+0% $-178	+5% $-83	+10% $13
Rate	-1.0pp $-27	-0.5pp $-102	base $-178	+0.5pp $-255	+1.0pp $-334

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72-74 Green St Unit 72b Hudson, NY	2.0	1.0	594	$2,750	$4.63	44d	1	0.72mi
76 N 7th St Hudson, NY	1.0–3.0	1.0–2.0	837	$2,938	$3.51	14d	47	0.88mi
720 Warren St Unit 2 Hudson, NY	1.0	1.0	650	$1,875	$2.88	44d	1	0.96mi
707 Warren St Unit 2 Hudson, NY	1.0	1.0	700	$1,850	$2.64	44d	1	1.00mi

Listing history 4 events

1. 2026-06-19
   days on market $299,000 Active 3 DOM
2. 2026-06-18
   days on market $299,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $299,000 Active 1 DOM

ⓘ 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: $4,731 · $394/mo
• Projected year-2 tax: $4,892 · $408/mo
• Expected delta: +$161/yr (+$13/mo · 3.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $28,996
• − Mortgage interest: −$16,749
• − Property taxes: −$4,731
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,320
• − Management: −$2,320
• − Depreciation: −$8,698
• Taxable loss: −$7,317
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $-380/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

+205.1% since first listed

5 events — show timeline

• 2026-06-16 Listed $299,000 Global MLS
• 2017-10-26 Sold (Public Records) $126,000 Public Records
• 2014-09-25 Sold (Public Records) $80,000 Public Records
• 2014-09-24 Sold (MLS) $80,000 Global MLS
• 2013-12-16 Listed $98,000 Global MLS

Property tax history

+5.5%/yr

Latest (2025): $4,731 · +42.0% YoY. Source: county tax records.