11 S South 6th St · Hudson, NY 12534

$995,000

4 bd · 2.5 ba · 3,692 sqft · MultiFamily public records · 82 Days on market

Built 1890 1,306 sqft lot $270/sqft · 34% below area Est $1503k · 34% under

---

Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Sky High Bliss A rare opportunity to own a mixed-use gem just half a block from Warren Street. The light-filled retail space below offers a warm, inviting atmosphere with a charming, approachable feel, thoughtfully designed for convenience and flow, ideal for display and customer engagement. Above, an outstanding, freshly painted duplex unfolds with natural light and effortless charm, featuring a rooftop terrace with mountain views, an eat-in cook's kitchen with wood stove, a library and a spacious primary suite with a generous walk-in closet. With wood floors, a stunning staircase, Thermopane windows and central air, there's ample room for a home office and guests. Perfect in any season, simply sublime.

Key facts

• Rooftop terrace
• Wood stove
• Mixed-use gem

Tags

• MIXED-USE GEM
• RETAIL SPACE
• ROOFTOP TERRACE
• MOUNTAIN VIEWS
• EAT-IN COOK'S KITCHEN
• WOOD STOVE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative. Per door: $-548/mo.
• To cash-flow at today's rent, offer at most $801k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $668k (32.9% below list).
• Recommended offer: $668k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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); 162 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).
• At $6,678/mo this rent would consume 110% 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 $106k of equity ($7k loan paydown + $100k 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 ~$171k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($935k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $325k; list at $995k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $667,800 (32.9% 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 82 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 12.4

CMA / ARV

• ARV (median comp): $1,503,126
• List price: $995,000
• Delta: -33.80%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 2.82×
• Total profit: $507,196
• Equity at exit: $896,375

10-year hold

• IRR: 21.1%
• Equity multiple: 6.87×
• Total profit: $1,635,505
• Equity at exit: $1,933,066

Cash invested: $278,600 (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: 162
• Price-to-rent: 24.8×

Monthly cashflow live

• Estimated rent: $6,678 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$739 /mo · $8,867/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,402
• Net cashflow: $-1,096

Break-even live

Break-even rent $8,065

Max offer price $801,431

Occupancy floor —

Sensitivity live

Price	-10% $-533	-5% $-814	+0% $-1,096	+5% $-1,377	+10% $-1,659
Rent	-10% $-1,623	-5% $-1,360	+0% $-1,096	+5% $-832	+10% $-568
Rate	-1.0pp $-595	-0.5pp $-843	base $-1,096	+0.5pp $-1,354	+1.0pp $-1,616

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$6,678
Total (2 units)			$6,678

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Warren St Hudson, NY	3.0	2.0	2464	$5,300	$2.15	24d	1	0.48mi

Listing history 22 events

1. 2026-06-21
   days on market $995,000 Active 82 DOM
2. 2026-06-19
   days on market $995,000 Active 80 DOM
3. 2026-06-18
   days on market $995,000 Active 79 DOM
4. 2026-06-17
   days on market $995,000 Active 78 DOM
5. 2026-06-16
   days on market $995,000 Active 77 DOM
6. 2026-06-15
   days on market $995,000 Active 76 DOM
7. 2026-06-14
   days on market $995,000 Active 74 DOM
8. 2026-06-12
   days on market $995,000 Active 73 DOM
9. 2026-06-09
   days on market $995,000 Active 70 DOM
10. 2026-06-08
    days on market $995,000 Active 69 DOM
11. 2026-06-07
    days on market $995,000 Active 68 DOM
12. 2026-06-04
    days on market $995,000 Active 64 DOM
13. 2026-06-02
    days on market $995,000 Active 63 DOM
14. 2026-06-01
    days on market $995,000 Active 62 DOM
15. 2026-05-31
    days on market $995,000 Active 61 DOM
16. 2026-05-31
    days on market $995,000 Active 60 DOM
17. 2026-03-31
    listed $995,000 Active 718-char remark

    Show marketing remark (718 chars)

    Sky High Bliss A rare opportunity to own a mixed-use gem just half a block from Warren Street. The light-filled retail space below offers a warm, inviting atmosphere with a charming, approachable feel, thoughtfully designed for convenience and flow, ideal for display and customer engagement. Above, an outstanding, freshly painted duplex unfolds with natural light and effortless charm, featuring a rooftop terrace with mountain views, an eat-in cook's kitchen with wood stove, a library and a spacious primary suite with a generous walk-in closet. With wood floors, a stunning staircase, Thermopane windows and central air, there's ample room for a home office and guests. Perfect in any season, simply sublime.

18. 2011-03-08
    soldstatus $325,000
19. 2009-07-16
    soldstatus $229,884
20. 2006-04-11
    soldstatus $325,000
21. 2002-08-06
    soldstatus $150,000
22. 1994-07-28
    soldstatus $80,000

ⓘ 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: $8,867 · $739/mo
• Projected year-2 tax: $12,841 · $1,070/mo
• Expected delta: +$3,974/yr (+$331/mo · 44.8%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $80,136
• − Mortgage interest: −$55,735
• − Property taxes: −$8,867
• − Insurance: −$4,975
• − Repairs & maintenance: −$6,411
• − Management: −$6,411
• − Depreciation: −$28,945
• Taxable loss: −$31,208
• Est. tax savings @ 24.0%: +$7,490
• After-tax cash flow: $-5,659/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

• Census place: Hudson, 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

+1143.8% since first listed

6 events — show timeline

• 2026-03-31 Listed $995,000 HVCRMLS
• 2011-03-08 Sold (Public Records) $325,000 Public Records
• 2009-07-16 Sold (Public Records) $229,884 Public Records
• 2006-04-11 Sold (Public Records) $325,000 Public Records
• 2002-08-06 Sold (Public Records) $150,000 Public Records
• 1994-07-28 Sold (Public Records) $80,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $8,867 · -4.6% YoY. Source: county tax records.