10 Ravish Rd · Stottville, NY 12534

$134,900

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 38 Days on market

Built 1970 8,276 sqft lot $186/sqft · 24% below area Est $178k · 24% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment or new starter opportunity to buy this house in Greenport. It's walking distance from shopping center, restaurant and bank. Handy man special. . Cash buyer preferred. Not qualified for FHA mortgage. PROPERTY SOLD AS IS!!!

Key facts

• 8,276 sq ft lot
• Built 1970
• Listed 37 days

Tags

• WALKING DISTANCE FROM BANK

Property features AI

Exterior

• Parking: Driveway
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Public sewer; 100 amp electric service with fuses; Natural gas available and connected; Electricity connected; Sewer connected; Water connected; Cable available
• Home design: Single family residence; One story; House
• Construction: Vinyl siding; Slab foundation
• Exterior features: Enclosed patio/porch; Back yard; City lot; Few trees; Paved road; Publicly maintained road; City street frontage; Fenced yard with wire fencing; Asphalt/shingle roof

Interior

• Kitchen: Free-standing refrigerator
• Flooring: Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Steam heating; Has heating
• Interior features: Free-standing refrigerator; Laminate flooring; Linoleum flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,070 in NY) — a working-class tenant base; expect higher turnover. Strengths: crime A, housing A-; Watch: employment D+, schools F, amenities 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; 1 comparable units currently listed for rent nearby; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $14k of equity ($933 loan paydown + $13k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $66k; list at $135k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
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: 1.67% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.27%
• DSCR: 2.08
• GRM: 5.0

CMA / ARV

• ARV (median comp): $178,317
• List price: $134,900
• Delta: -24.35%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6618 - 6620 Bickel Ln	0.45mi	2/1.5	672 (-7%)	8mo	$165,000	$246	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: 45.6%
• Equity multiple: 4.55×
• Total profit: $134,123
• Equity at exit: $121,529

10-year hold

• IRR: 41.7%
• Equity multiple: 11.23×
• Total profit: $386,383
• Equity at exit: $262,081

Cash invested: $37,772 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,254 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$253 /mo · $3,034/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $764

Break-even live

Break-even rent $1,287

Max offer price $134,900

Occupancy floor 61%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 Joslen Blvd Hudson, NY	1.0–2.0	1.0–2.0	733	$2,250	$3.07	21d	1	0.41mi

Listing history 19 events

1. 2026-06-19
   days on market $134,900 Active 38 DOM
2. 2026-06-18
   price $134,900 Active 37 DOM
3. 2026-06-18
   days on market $139,900 Active 37 DOM
4. 2026-06-17
   days on market $139,900 Active 36 DOM
5. 2026-06-16
   days on market $139,900 Active 35 DOM
6. 2026-06-15
   days on market $139,900 Active 34 DOM
7. 2026-06-14
   days on market $139,900 Active 32 DOM
8. 2026-06-12
   days on market $139,900 Active 31 DOM
9. 2026-06-09
   days on market $139,900 Active 28 DOM
10. 2026-06-08
    days on market $139,900 Active 27 DOM
11. 2026-06-07
    days on market $139,900 Active 26 DOM
12. 2026-06-04
    days on market $139,900 Active 22 DOM
13. 2026-06-02
    days on market $139,900 Active 21 DOM
14. 2026-06-01
    price $139,900 Active 20 DOM
15. 2026-06-01
    days on market $144,900 Active 20 DOM
16. 2026-05-31
    days on market $144,900 Active 19 DOM
17. 2026-05-31
    days on market $144,900 Active 18 DOM
18. 2026-05-12
    listed $144,900 Active 238-char remark
19. 2004-07-26
    soldstatus $65,500

ⓘ 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: $3,034 · $253/mo
• Projected year-2 tax: $3,034 · $253/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°F today · 16 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: $27,045
• − Mortgage interest: −$7,556
• − Property taxes: −$3,034
• − Insurance: −$674
• − Repairs & maintenance: −$2,164
• − Management: −$2,164
• − Depreciation: −$3,924
• Taxable income: $7,528
• Est. tax owed @ 24.0%: −$1,807
• After-tax cash flow: $7,361/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 — Stottville

• Score: 58/100
• State rank: #1070
• US rank: #21454

Category grades

Amenities F Commute F Cost of living C+ Crime A Employment D+ Housing A- Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stottville, 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

+113.6% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $139,900 HVCRMLS
• 2026-05-12 Listed $144,900 HVCRMLS
• 2004-07-26 Sold (Public Records) $65,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,034 · +85.1% YoY. Source: county tax records.