125 Joslen Blvd · Lorenz Park, NY 12534

$299,000

3 bd · 1.0 ba · 1,446 sqft · SingleFamily public records · 93 Days on market

Built 1933 9,583 sqft lot $207/sqft · 24% below area Est $407k · 27% under

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Why this score? — see what drove the B 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 +22.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• 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

**Priced to sell** Imagine coming home to a space that just feels right, bright, welcoming, and perfectly suited between Hudson and Greenport shopping center. This corner lot, 3 bedroom, 2.5 bath home offers a great opportunity for both homeowners and investors. With its spacious layout and inviting living areas, the home provides comfortable everyday living while also presenting excellent potential to be utilized as a short-term rental. The finished basement can be used as additional living space or can be rented to help off-set the mortgage. This property offers both charm and versatility. Schedule your appointment today

Key facts

• Finished basement
• Corner lot
• 9,583 sq ft lot

Tags

• CORNER LOT
• FINISHED BASEMENT
• INVITING LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#498 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: employment C-, 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $3,218/mo this rent would consume 53% 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 $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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• 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

• It's been on market 93 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $60k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $299k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — 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. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (median comp): $407,141
• List price: $299,000
• Delta: -26.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Lincoln Blvd Blvd	0.48mi	3/1.0	1,410 (-2%)	6mo	$310,000	$220	68
9 E Marie St	0.73mi	3/1.0	1,421 (-2%)	5mo	$342,000	$241	59
10 Riverview Avenue Blvd	0.42mi	3/1.0	1,324 (-8%)	10mo	$290,000	$219	59
16 Oakwood Blvd	0.36mi	4/1.5 (+1)	1,570 (+9%)	8mo	$350,000	$223	55
7 Charles St	0.33mi	3/1.0	1,248 (-14%)	9mo	$195,000	$156	54
311 Maryanne Ave	0.69mi	3/2.0	1,416 (-2%)	9mo	$360,000	$254	53
277 Anthony Ave	0.53mi	3/1.5	1,547 (+7%)	12mo	$350,000	$226	52
12 Fabiano Blvd	0.21mi	4/1.5 (+1)	1,660 (+15%)	10mo	$315,000	$190	50
84 Harry Howard Ave	0.69mi	3/1.5	1,500 (+4%)	11mo	$325,000	$217	50
321 Lincoln Blvd	0.69mi	3/2.0	1,372 (-5%)	6mo	$275,000	$200	50
33 Parkwood Blvd	0.45mi	4/— (+1)	1,287 (-11%)	16mo	$337,900	$263	42
305 Maryanne Ave	0.65mi	3/2.5	1,568 (+8%)	20mo	$365,000	$233	33

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: 31.4%
• Equity multiple: 3.52×
• Total profit: $210,753
• Equity at exit: $269,363

10-year hold

• IRR: 28.8%
• Equity multiple: 8.63×
• Total profit: $638,586
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $3,218 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$676
• Net cashflow: $485

Break-even live

Break-even rent $2,605

Max offer price $299,000

Occupancy floor 80%

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 13 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	0.81mi
76 N 7th St Hudson, NY	1.0–3.0	1.0–2.0	837	$3,600	$4.30	14d	47	0.91mi
823-825 Columbia St Unit 3 Hudson, NY	3.0	1.0	1100	$2,400	$2.18	43d	1	0.96mi
437 State St Hudson, NY	3.0	3.0	1800	$8,000	$4.44	43d	1	1.03mi
442 Columbia St Hudson, NY	2.0	1.0	1100	$1,850	$1.68	43d	1	1.06mi
438 Warren St Hudson, NY	2.0	1.5	1181	$2,850	$2.41	43d	1	1.12mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	23d	1	1.29mi
208 Warren St Unit 3 Hudson, NY	2.0	1.0	1000	$2,567	$2.57	14d	1	1.30mi
208 Warren St Unit 6 Hudson, NY	2.0	1.0	1000	$2,850	$2.85	43d	1	1.30mi
208 Warren St Unit 2 Hudson, NY	2.0	1.0	1000	$3,150	$3.15	43d	1	1.30mi
210 Allen St Hudson, NY	2.0	1.0	1400	$2,900	$2.07	23d	1	1.39mi
30 Union St Unit 2 Hudson, NY	2.0	1.0	900	$2,500	$2.78	23d	1	1.42mi
540 Joslen Blvd Hudson, NY	1.0–2.0	1.0–2.0	733	$2,250	$3.07	21d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $299,000 Active 93 DOM
2. 2026-06-17
   days on market $299,000 Active 92 DOM
3. 2026-06-16
   days on market $299,000 Active 91 DOM
4. 2026-06-15
   days on market $299,000 Active 90 DOM
5. 2026-06-14
   days on market $299,000 Active 88 DOM
6. 2026-06-12
   days on market $299,000 Active 87 DOM
7. 2026-06-09
   pricedays on market $299,000 Active 84 DOM
8. 2026-06-08
   days on market $334,000 Active 83 DOM
9. 2026-06-07
   days on market $334,000 Active 82 DOM
10. 2026-06-04
    days on market $334,000 Active 78 DOM
11. 2026-06-02
    days on market $334,000 Active 77 DOM
12. 2026-06-01
    days on market $334,000 Active 76 DOM
13. 2026-05-31
    days on market $334,000 Active 75 DOM
14. 2026-05-31
    days on market $334,000 Active 74 DOM
15. 2026-04-16
    price $334,000 633-char remark

    Show marketing remark (633 chars)

    **Priced to sell** Imagine coming home to a space that just feels right, bright, welcoming, and perfectly suited between Hudson and Greenport shopping center. This corner lot, 3 bedroom, 2.5 bath home offers a great opportunity for both homeowners and investors. With its spacious layout and inviting living areas, the home provides comfortable everyday living while also presenting excellent potential to be utilized as a short-term rental. The finished basement can be used as additional living space or can be rented to help off-set the mortgage. This property offers both charm and versatility. Schedule your appointment today

16. 2026-03-15
    listed $359,000 Active 633-char remark

    Show marketing remark (633 chars)

    **Priced to sell** Imagine coming home to a space that just feels right, bright, welcoming, and perfectly suited between Hudson and Greenport shopping center. This corner lot, 3 bedroom, 2.5 bath home offers a great opportunity for both homeowners and investors. With its spacious layout and inviting living areas, the home provides comfortable everyday living while also presenting excellent potential to be utilized as a short-term rental. The finished basement can be used as additional living space or can be rented to help off-set the mortgage. This property offers both charm and versatility. Schedule your appointment today

17. 2026-01-01
    historical
18. 2025-11-04
    price $379,000
19. 2025-09-24
    price $389,000
20. 2025-09-08
    listed $399,000 Active
21. 2019-12-09
    soldstatus $135,000
22. 2019-12-05
    soldstatus $135,000
23. 2018-09-27
    listed $142,500

ⓘ 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: $4,384 · $365/mo
• Projected year-2 tax: $4,719 · $393/mo
• Expected delta: +$335/yr (+$28/mo · 7.6%)

ⓘ 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 · 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: $38,619
• − Mortgage interest: −$16,749
• − Property taxes: −$4,384
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,090
• − Management: −$3,090
• − Depreciation: −$8,698
• Taxable income: $1,114
• Est. tax owed @ 24.0%: −$267
• After-tax cash flow: $5,547/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 — Lorenz Park

• Score: 69/100
• State rank: #498
• US rank: #8738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorenz Park, NY
• County: Columbia County · 17,176 people
• 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

+134.4% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $334,000 Global MLS
• 2026-03-15 Listed $359,000 Global MLS
• 2026-01-01 Listing Removed — Global MLS
• 2025-11-04 Price Changed $379,000 Global MLS
• 2025-09-24 Price Changed $389,000 Global MLS
• 2025-09-08 Listed $399,000 Global MLS
• 2019-12-09 Sold (Public Records) $135,000 Public Records
• 2019-12-05 Sold (MLS) $135,000 HVCRMLS
• 2018-09-27 Listed $142,500 HVCRMLS

Property tax history

+12.6%/yr

Latest (2025): $4,384 · +11.4% YoY. Source: county tax records.