131 State Route 82 · Claverack-Red Mills, NY 12534

$369,000

3 bd · 1.5 ba · 1,488 sqft · SingleFamily public records · 77 Days on market

Built 1960 1.40 ac lot $248/sqft · 6% below area Est $394k · 6% under ↓ 22% since listing

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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 +10.3/15.0
• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

Livingston Ranch | 1.4 Acres | Western Views to the Catskills Thoughtfully updated four-bedroom ranch in Livingston, owned by the same family for three generations this is the first time on the market in over 50 years. Conveniently located near the Taconic State Parkway, just minutes to Hudson, with an easy commute to Albany or Dutchess County. Set on 1.4 acres with open views over neighboring farmland to the Catskill Mountains, the front porch offers a perfect vantage point for long western views and beautiful sunsets. Outside, perennial gardens, apple and peach trees, blueberry bushes, and a fenced area off the deck create an ideal space for entertaining and relaxing alike. Inside, an open kitchen, dining, and living area offers a warm, functional layout with hardwood floors, ample cabinetry, and a center island. A floor-to-ceiling tiled accent wall with woodstove hookup adds character to the main living space. Extensively updated over the past 12 years, including the well pump, septic system, furnace, fuel tank, attic spray insulation, whole-house air circulation system, electric heat in the basement, a pellet stove, and woodstove hookup.

Key facts

• 1.4 acres
• Blueberry bushes
• Fenced area

Tags

• 1.4 ACRES
• WESTERN VIEWS
• PERENNIAL GARDENS
• APPLE AND PEACH TREES
• BLUEBERRY BUSHES
• FENCED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $323k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (28.3% below list).
• Recommended offer: $265k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% in Claverack-Red Mills — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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; 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $264,522 (28.3% 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 77 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.72% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 11.6

CMA / ARV

• ARV (median comp): $393,703
• List price: $369,000
• Delta: -6.27%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.6%
• Equity multiple: 2.92×
• Total profit: $198,394
• Equity at exit: $332,424

10-year hold

• IRR: 22.1%
• Equity multiple: 7.11×
• Total profit: $631,653
• Equity at exit: $716,886

Cash invested: $103,320 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,645 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$259 /mo · $3,114/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-259

Break-even live

Break-even rent $2,973

Max offer price $323,323

Occupancy floor —

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $369,000 Active 77 DOM
2. 2026-06-18
   days on market $369,000 Active 76 DOM
3. 2026-06-17
   days on market $369,000 Active 75 DOM
4. 2026-06-16
   days on market $369,000 Active 74 DOM
5. 2026-06-15
   days on market $369,000 Active 73 DOM
6. 2026-06-14
   days on market $369,000 Active 71 DOM
7. 2026-06-12
   days on market $369,000 Active 70 DOM
8. 2026-06-09
   days on market $369,000 Active 67 DOM
9. 2026-06-08
   days on market $369,000 Active 66 DOM
10. 2026-06-07
    days on market $369,000 Active 65 DOM
11. 2026-06-04
    days on market $369,000 Active 61 DOM
12. 2026-06-02
    days on market $369,000 Active 60 DOM
13. 2026-06-01
    days on market $369,000 Active 59 DOM
14. 2026-05-31
    days on market $369,000 Active 58 DOM
15. 2026-05-31
    days on market $369,000 Active 57 DOM
16. 2026-04-23
    status Active 1161-char remark

    Show marketing remark (1161 chars)

    Livingston Ranch | 1.4 Acres | Western Views to the Catskills Thoughtfully updated four-bedroom ranch in Livingston, owned by the same family for three generations this is the first time on the market in over 50 years. Conveniently located near the Taconic State Parkway, just minutes to Hudson, with an easy commute to Albany or Dutchess County. Set on 1.4 acres with open views over neighboring farmland to the Catskill Mountains, the front porch offers a perfect vantage point for long western views and beautiful sunsets. Outside, perennial gardens, apple and peach trees, blueberry bushes, and a fenced area off the deck create an ideal space for entertaining and relaxing alike. Inside, an open kitchen, dining, and living area offers a warm, functional layout with hardwood floors, ample cabinetry, and a center island. A floor-to-ceiling tiled accent wall with woodstove hookup adds character to the main living space. Extensively updated over the past 12 years, including the well pump, septic system, furnace, fuel tank, attic spray insulation, whole-house air circulation system, electric heat in the basement, a pellet stove, and woodstove hookup.

17. 2026-04-10
    historical Active Under Contract 1161-char remark

    Show marketing remark (1161 chars)

    Livingston Ranch | 1.4 Acres | Western Views to the Catskills Thoughtfully updated four-bedroom ranch in Livingston, owned by the same family for three generations this is the first time on the market in over 50 years. Conveniently located near the Taconic State Parkway, just minutes to Hudson, with an easy commute to Albany or Dutchess County. Set on 1.4 acres with open views over neighboring farmland to the Catskill Mountains, the front porch offers a perfect vantage point for long western views and beautiful sunsets. Outside, perennial gardens, apple and peach trees, blueberry bushes, and a fenced area off the deck create an ideal space for entertaining and relaxing alike. Inside, an open kitchen, dining, and living area offers a warm, functional layout with hardwood floors, ample cabinetry, and a center island. A floor-to-ceiling tiled accent wall with woodstove hookup adds character to the main living space. Extensively updated over the past 12 years, including the well pump, septic system, furnace, fuel tank, attic spray insulation, whole-house air circulation system, electric heat in the basement, a pellet stove, and woodstove hookup.

18. 2026-04-01
    listed $369,000 Active 1161-char remark

    Show marketing remark (1159 chars)

    Livingston Ranch | 1.4 Acres | Western Views to the Catskills Thoughtfully updated four-bedroom ranch in Livingston, owned by the same family for three generations this is the first time on the market in over 50 years. Conveniently located near the Taconic State Parkway, just minutes to Hudson, with an easy commute to Albany or Dutchess County. Set on 1.4 acres with open views over neighboring farmland to the Catskill Mountains, the front porch offers a perfect vantage point for long western views and beautiful sunsets. Outside, perennial gardens, apple and peach trees, blueberry bushes, and a fenced area off the deck create an ideal space for entertaining and relaxing alike. Inside, an open kitchen, dining, and living area offers a warm, functional layout with hardwood floors, ample cabinetry, and a center island. A floor-to-ceiling tiled accent wall with woodstove hookup adds character to the main living space. Extensively updated over the past 12 years, including the well pump, septic system, furnace, fuel tank, attic spray insulation, whole-house air circulation system, electric heat in the basement, a pellet stove, and woodstove hookup.

19. 2026-04-01
    listed $369,000 Active 1159-char remark

    Show marketing remark (1159 chars)

    Livingston Ranch | 1.4 Acres | Western Views to the Catskills Thoughtfully updated four-bedroom ranch in Livingston, owned by the same family for three generations this is the first time on the market in over 50 years. Conveniently located near the Taconic State Parkway, just minutes to Hudson, with an easy commute to Albany or Dutchess County. Set on 1.4 acres with open views over neighboring farmland to the Catskill Mountains, the front porch offers a perfect vantage point for long western views and beautiful sunsets. Outside, perennial gardens, apple and peach trees, blueberry bushes, and a fenced area off the deck create an ideal space for entertaining and relaxing alike. Inside, an open kitchen, dining, and living area offers a warm, functional layout with hardwood floors, ample cabinetry, and a center island. A floor-to-ceiling tiled accent wall with woodstove hookup adds character to the main living space. Extensively updated over the past 12 years, including the well pump, septic system, furnace, fuel tank, attic spray insulation, whole-house air circulation system, electric heat in the basement, a pellet stove, and woodstove hookup.

20. 2025-11-13
    price $349,000
21. 2025-11-05
    price $365,000
22. 2025-10-06
    price $369,000
23. 2025-09-28
    price $395,000
24. 2025-09-15
    price $415,000
25. 2025-09-13
    price $449,000
26. 2025-08-28
    listed $475,000 Active

ⓘ 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: $3,114 · $259/mo
• Projected year-2 tax: $4,675 · $390/mo
• Expected delta: +$1,561/yr (+$130/mo · 50.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $31,743
• − Mortgage interest: −$20,670
• − Property taxes: −$3,114
• − Insurance: −$1,845
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − Depreciation: −$10,735
• Taxable loss: −$9,699
• Est. tax savings @ 24.0%: +$2,328
• After-tax cash flow: $-775/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 — Claverack-Red Mills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Columbia County · 17,176 people
• City population: 198
• 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

-22.3% since first listed

11 events — show timeline

• 2026-04-23 Relisted — HVCRMLS
• 2026-04-10 Contingent — HVCRMLS
• 2026-04-01 Listed $369,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-01 Listed $369,000 HVCRMLS
• 2025-11-13 Price Changed $349,000 HVCRMLS
• 2025-11-05 Price Changed $365,000 HVCRMLS
• 2025-10-06 Price Changed $369,000 HVCRMLS
• 2025-09-28 Price Changed $395,000 HVCRMLS
• 2025-09-15 Price Changed $415,000 HVCRMLS
• 2025-09-13 Price Changed $449,000 HVCRMLS
• 2025-08-28 Listed $475,000 HVCRMLS

Property tax history

+0.3%/yr

Latest (2025): $3,114 · -9.9% YoY. Source: county tax records.