9 N Franklin St · Athens, NY 12015

$415,000

3 bd · 2.5 ba · 2,201 sqft · MultiFamily public records · 213 Days on market

Built 1900 3,484 sqft lot Est $361k · 15% over

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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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• 1% rule +7.9/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

Key facts

• Tin ceilings
• Claw foot bathtub
• 9 ceilings

Tags

• WIDE-PLANK WOOD FLOORING
• 9 CEILINGS
• TIN CEILINGS
• CLAW FOOT BATHTUB
• ORIGINAL ARCHITECTURAL DETAILS
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single family residence; Shingle siding exterior
• Construction: Shingle/asphalt roof; Plaster construction
• Exterior features: Front porch; Side porch; Level lot

Interior

• Kitchen: Range; Refrigerator; Second kitchen on second floor
• Bedrooms: First-floor bedrooms (2); Second-floor bedrooms (2)
• Flooring: Wood; Ceramic tile; Hardwood; Linoleum
• Bathrooms: Two full bathrooms; One half bathroom; Full bathrooms located on first and second floors; Half bathroom located on first floor
• Heating & cooling: Hot water radiant heating; Oil-fired heating
• Interior features: High-speed Internet; Ceiling paddle fans; Built-in features; Bilco doors in basement; Full, unfinished basement with interior entry and sump pump; 13 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $415k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $415k).
• Recommended offer: $365k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#785 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+; Watch: schools F, amenities F, commute F.
• Coxsackie-Athens Central School District (town): math 43% / reading 56% proficiency, ranked #384 of 590 in NY (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 97 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($3k loan paydown + $25k appreciation (5.9% local appreciation)).
• Greene County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $116k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 17y ago; this cycle's ask is 20650% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; list at $415k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $365,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 213 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 1900 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $360,964
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 N Washington St	0.66mi	3/3.0	2,432 (+10%)	6mo	$400,000	$164	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.83×
• Total profit: $212,191
• Equity at exit: $258,913

10-year hold

• IRR: 26.2%
• Equity multiple: 5.74×
• Total profit: $550,863
• Equity at exit: $467,832

Cash invested: $116,200 (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 12015

• Home prices YoY: 1.4%
• Active inventory: 91
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $5,342 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$392 /mo · $4,699/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,122
• Net cashflow: $1,479

Break-even live

Break-even rent $3,469

Max offer price $415,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,714	-5% $1,597	+0% $1,479	+5% $1,362	+10% $1,244
Rent	-10% $1,057	-5% $1,268	+0% $1,479	+5% $1,690	+10% $1,901
Rate	-1.0pp $1,688	-0.5pp $1,585	base $1,479	+0.5pp $1,372	+1.0pp $1,262

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Allen St Hudson, NY	2.0	1.0	1400	$2,900	$2.07	24d	1	0.93mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	24d	1	0.98mi
258 Warren St Hudson, NY	3.0	2.0	2464	$5,300	$2.15	24d	1	1.06mi
188 Mt Merino Rd Hudson, NY	4.0	3.5	2800	$11,000	$3.93	24d	1	1.27mi
437 State St Hudson, NY	3.0	3.0	1800	$8,000	$4.44	44d	1	1.36mi

Listing history 50 events

1. 2026-05-02
   status Pending 872-char remark

   Show marketing remark (872 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

2. 2026-05-01
   status Pending 826-char remark

   Show marketing remark (826 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

3. 2026-05-01
   status Pending

   Show marketing remark (826 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

4. 2026-05-01
   status Pending

   Show marketing remark (826 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

5. 2026-05-01
   historical $2,000

   Show marketing remark (826 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

6. 2026-04-27
   historical Contingent

   Show marketing remark (872 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

7. 2026-04-27
   historical Contingent

   Show marketing remark (872 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

8. 2026-04-27
   historical Active Under Contract 826-char remark

   Show marketing remark (872 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

9. 2026-04-27
   historical Active Under Contract 872-char remark

   Show marketing remark (872 chars)

   1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

10. 2026-04-03
    listed $2,000

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

11. 2026-04-03
    price $415,000 872-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

12. 2026-04-03
    price $415,000 826-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

13. 2026-04-03
    price $415,000

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

14. 2026-04-03
    price $415,000

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

15. 2026-02-03
    price $425,000 872-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

16. 2026-02-03
    price $425,000 826-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

17. 2026-02-03
    price $425,000

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

18. 2026-02-03
    price $425,000

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

19. 2025-12-19
    price $440,000 872-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

20. 2025-12-19
    price $440,000 826-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

21. 2025-12-19
    price $440,000

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

22. 2025-12-19
    price $440,000

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

23. 2025-11-16
    status Active 872-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

24. 2025-11-16
    status Active 826-char remark

    Show marketing remark (826 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Enjoy morning coffee on the porches & entertain in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, riverfront park, & kayak launch are just blocks away. Currently an income producing 2-family, yet easily opened to a spacious single family. Grab this unique opportunity and make this your full time residence or weekend retreat and take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

25. 2025-11-15
    status Active
26. 2025-11-15
    status Active
27. 2025-11-04
    historical Contingent

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

28. 2025-11-04
    historical Contingent

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

29. 2025-11-04
    historical Active Under Contract 826-char remark

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

30. 2025-11-04
    historical Active Under Contract 872-char remark

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

31. 2025-09-30
    listed $450,000 Active 826-char remark

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

32. 2025-09-30
    listed $450,000 Active 872-char remark

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

33. 2025-09-30
    listed $450,000 Active

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

34. 2025-09-30
    listed $450,000 Active

    Show marketing remark (872 chars)

    1900's Victorian centrally located in the heart of the riverfront Village of Athens, NY. This 2000+ sq ft house features beautiful wide-plank wood flooring, 9' ceilings, tin ceilings, claw foot bathtub, original architectural details & detached garage. Currently an income producing 2-family, can easily be opened to a spacious single family. Grab this unique investment opportunity for a full time residence, weekend retreat, or Airbnb. Live in one unit, rent the other. Imagine morning coffee on the porches & entertaining in the backyard. Local restaurants, shops, & cultural center are just around the corner. The Hudson River, Riverfront Park, & kayak launch are just blocks away. Take part in the year round events and festivals throughout the Hudson Valley & Catskill Region. Hudson and the Amtrak station are a 15 min drive. Don't wait.

35. 2021-12-20
    historical
36. 2021-12-20
    historical
37. 2021-07-01
    listed $375,000
38. 2021-07-01
    listed $375,000
39. 2021-07-01
    listed $375,000
40. 2021-07-01
    listed $375,000
41. 2016-07-21
    historical
42. 2016-01-21
    listed $289,900
43. 2016-01-21
    listed $289,900
44. 2014-12-31
    historical
45. 2013-08-15
    listed $229,900
46. 2012-09-01
    historical
47. 2012-09-01
    historical
48. 2011-02-14
    listed $209,900
49. 2010-12-31
    historical
50. 2010-02-26
    listed $209,900

ⓘ 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: $4,699 · $392/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$1,157/yr (+$96/mo · 24.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 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: $64,105
• − Mortgage interest: −$23,246
• − Property taxes: −$4,699
• − Insurance: −$2,075
• − Repairs & maintenance: −$5,128
• − Management: −$5,128
• − Depreciation: −$12,073
• Taxable income: $11,755
• Est. tax owed @ 24.0%: −$2,821
• After-tax cash flow: $14,932/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: Coxsackie-Athens Central School District
• NCES district ID: 3608490
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 56% ▲ 19.00%
• Median HH income: $55,006
• Composite: 42.8/100
• National rank: #3143
• State rank: #384 of 590 in NY

Livability — Athens

• Score: 63/100
• State rank: #785
• US rank: #15102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Athens, NY
• Population (ZIP): 4,084

Population outlook (Greene County) Hauer SSP2

• Today (2025): 44,963 people
• By 2030: 43,126 · -4.1%
• By 2040: 38,756 · -13.8%
• By 2050: 34,913 · -22.4%
• By 2075: 28,156 · -37.4%
• By 2100: 22,296 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 7% Asian 3% Black 1%
• Hispanic origin (detail): Mexican 4% Dominican 2%
• Common ancestry: Romanian 3% Iranian 3% Scotch-Irish 2%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Russian/Polish/Slavic 5% Other Indo-European 2% Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: R (+17.0) · D 41.5% · R 58.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -9.9pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+15.6 2016: R+27.4 2012: R+11.1 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.93%
• Current HPI: 426.3034
• Rent YoY: —
• Metro: —
• 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

-98.4% since first listed

52 events — show timeline

• 2026-05-02 Pending — HVCRMLS
• 2026-05-01 Pending — HVCRMLS
• 2026-05-01 Pending — Global MLS
• 2026-05-01 Pending — Global MLS
• 2026-05-01 Rental Removed $2,000 HVCRMLS
• 2026-04-27 Contingent — Global MLS
• 2026-04-27 Contingent — Global MLS
• 2026-04-27 Contingent — HVCRMLS
• 2026-04-27 Contingent — HVCRMLS
• 2026-04-03 Listed for Rent $2,000 HVCRMLS
• 2026-04-03 Price Changed $415,000 HVCRMLS
• 2026-04-03 Price Changed $415,000 HVCRMLS
• 2026-04-03 Price Changed $415,000 Global MLS
• 2026-04-03 Price Changed $415,000 Global MLS
• 2026-02-03 Price Changed $425,000 HVCRMLS
• 2026-02-03 Price Changed $425,000 HVCRMLS
• 2026-02-03 Price Changed $425,000 Global MLS
• 2026-02-03 Price Changed $425,000 Global MLS
• 2025-12-19 Price Changed $440,000 HVCRMLS
• 2025-12-19 Price Changed $440,000 HVCRMLS
• 2025-12-19 Price Changed $440,000 Global MLS
• 2025-12-19 Price Changed $440,000 Global MLS
• 2025-11-16 Relisted — HVCRMLS
• 2025-11-16 Relisted — HVCRMLS
• 2025-11-15 Relisted — Global MLS
• 2025-11-15 Relisted — Global MLS
• 2025-11-04 Contingent — Global MLS
• 2025-11-04 Contingent — Global MLS
• 2025-11-04 Contingent — HVCRMLS
• 2025-11-04 Contingent — HVCRMLS
• 2025-09-30 Listed $450,000 HVCRMLS
• 2025-09-30 Listed $450,000 HVCRMLS
• 2025-09-30 Listed $450,000 Global MLS
• 2025-09-30 Listed $450,000 Global MLS
• 2021-12-20 Listing Removed — Global MLS
• 2021-12-20 Listing Removed — Global MLS
• 2021-07-01 Listed $375,000 Global MLS
• 2021-07-01 Listed $375,000 Global MLS
• 2021-07-01 Listed $375,000 HVCRMLS
• 2021-07-01 Listed $375,000 HVCRMLS
• 2016-07-21 Listing Removed — Global MLS
• 2016-01-21 Listed $289,900 Global MLS
• 2016-01-21 Listed $289,900 HVCRMLS
• 2014-12-31 Listing Removed — Global MLS
• 2013-08-15 Listed $229,900 Global MLS
• 2012-09-01 Listing Removed — Global MLS
• 2012-09-01 Listing Removed — Global MLS
• 2011-02-14 Listed $209,900 Global MLS
• 2010-12-31 Listing Removed — Global MLS
• 2010-02-26 Listed $209,900 Global MLS
• 2009-10-12 Listed $219,900 Global MLS
• 2008-04-23 Sold (Public Records) $125,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $4,699 · +3.3% YoY. Source: county tax records.