6 E Belvedere St · Cold Spring, NY 10516

$850,000

3 bd · 1.5 ba · 1,332 sqft · SingleFamily public records · 29 Days on market

Built 1938 0.30 ac lot Est $767k · 11% over

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Why this score? — see what drove the F 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 +9.8/30.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the Historic Village of Cold Spring sits this 1930s charmer with a current day modern twist! This unique property is centrally located to all of the village offerings on a quiet dead end street. Fully renovated Contemporary Ranch boasting a spacious open floor plan perfect for entertaining! Upon entry you will find yourself in the foyer which flows into the living, dining, and kitchen area featuring butcher block countertops, custom tiled backsplash and SS appliances. The main living area also features 3 well sized bedrooms and 2 full updated modern baths. Additional living space is to be found on the lower level for perfect gym/play room/flex space! Through the kitchen you will step outside onto the mahogany back deck and down onto the oversized bluestone patio. A true outdoor oasis is found in this backyard- the perfect space for relaxing or hosting. New roof, high efficiency heating and cooling systems, nothing to do but move in! Municipal water & sewer. Excellent location, minutes to Hudson River, Metro North & Amtrak trains, shops, hiking trails, culinary grade restaurants and much more! Come see all the Hudson Valley has to offer and make this home yours! Additional Information: ParkingFeatures:1 Car Detached,

Key facts

• 0.3 acre lot
• Garage
• Built 1938

Property features AI

Exterior

• Parking: Covered parking; Driveway; 1-car garage
• Utilities: Public sewer; Electric service by NYSEG; Cable available and connected; Electricity available and connected; Sewer connected; Private trash collection
• Home design: Single family residence; Updated/remodeled condition
• Construction: Frame construction; Wood siding; Finished basement
• Exterior features: Covered patio/porch; Deck; Patio; Porch; Back yard; Front yard; Cleared lot; Garden; Landscaped grounds; Level lot; Private setting; Near public transit; Near shops; Near schools; Views

Interior

• Kitchen: Cooktop; Electric cooktop; Electric oven; Electric range; Dishwasher; Disposal; Refrigerator; Stainless steel appliances
• Bedrooms: Master/primary bedroom on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: First-floor bedroom; First-floor full bathroom; Built-in features; Chef's kitchen; Eat-in kitchen; Entrance foyer; Kitchen island; Open kitchen; Primary bathroom; Master bedroom on main level; Finished basement; Pull-down attic stairs (attic unfinished)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $753k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $583k (31.4% below list).
• Recommended offer: $583k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#97 in NY, #1,466 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute C-, amenities F, cost of living F.
• Haldane Central School District (town): math 65% / reading 83% proficiency, ranked #84 of 590 in NY (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Haldane Elementary School (math 57% / reading 77%, grade B+, #525 of 2,108 statewide, top 27%, 292 students, 18% FRL); Haldane Middle School (math 57% / reading 82%, grade A, #89 of 729 statewide, top 12%, 197 students, 16% FRL); Haldane High School (math 98% / reading 92%, grade A+, #93 of 1,100 statewide, top 10%, 314 students, 17% FRL).
• Market conditions: 38 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $26k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $49k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $583,423 (31.4% 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. Built in 1938 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.69% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $767,232
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Church St	0.23mi	3/1.0	1,359 (+2%)	14mo	$695,000	$511	72
2 Hamilton St	0.07mi	3/2.5	1,404 (+5%)	17mo	$930,000	$662	70
6 Church St	0.24mi	3/1.5	1,440 (+8%)	11mo	$830,000	$576	67
10 High St	0.20mi	3/1.0	1,377 (+3%)	20mo	$570,000	$414	66
23 Kemble Ave	0.35mi	3/2.0	1,404 (+5%)	9mo	$718,000	$511	66
111 Fair St	0.31mi	2/2.0 (-1)	1,260 (-5%)	11mo	$945,000	$750	60
5 Railroad Ave	0.36mi	2/2.0 (-1)	1,140 (-14%)	11mo	$825,000	$724	43
14 Constitution Dr	0.53mi	3/1.0	1,152 (-14%)	10mo	$630,000	$547	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-173,100
• Equity at exit: $126,738

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-197,244
• Equity at exit: $73,492

Cash invested: $238,000 (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 10516

• Home prices YoY: -31.9%
• Active inventory: 38
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $5,834 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$347 /mo · $4,165/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,225
• Net cashflow: $-550

Break-even live

Break-even rent $6,530

Max offer price $752,890

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Church St Cold Spring, NY	3.0	1.5	1440	$8,000	$5.56	23d	1	0.25mi
3 Forge Gate Dr Unit B6A Cold Spring, NY	2.0	1.5	984	$3,400	$3.46	14d	1	0.45mi
11 The Blvd Unit A4 Cold Spring, NY	2.0	1.5	984	$3,400	$3.46	44d	1	0.46mi

Listing history 23 events

1. 2026-06-18
   days on market $850,000 Active 29 DOM
2. 2026-06-17
   days on market $850,000 Active 28 DOM
3. 2026-06-16
   days on market $850,000 Active 27 DOM
4. 2026-06-15
   days on market $850,000 Active 26 DOM
5. 2026-06-14
   days on market $850,000 Active 24 DOM
6. 2026-06-10
   days on market $850,000 Active 21 DOM
7. 2026-06-09
   days on market $850,000 Active 20 DOM
8. 2026-06-08
   days on market $850,000 Active 19 DOM
9. 2026-06-07
   pricedays on market $850,000 Active 18 DOM
10. 2026-06-03
    days on market $899,000 Active 14 DOM
11. 2026-06-02
    days on market $899,000 Active 13 DOM
12. 2026-06-01
    days on market $899,000 Active 12 DOM
13. 2026-05-31
    days on market $899,000 Active 11 DOM
14. 2026-05-30
    days on market $899,000 Active 10 DOM
15. 2026-05-21
    listed $899,000 Active
16. 2026-05-19
    historical $899,000
17. 2025-09-04
    status Pending
18. 2025-09-04
    historical
19. 2025-07-20
    listed $989,999 Active
20. 2024-10-17
    soldstatus $825,000 Closed 1254-char remark

    Show marketing remark (1254 chars)

    Nestled in the Historic Village of Cold Spring sits this 1930s charmer with a current day modern twist! This unique property is centrally located to all of the village offerings on a quiet dead end street. Fully renovated Contemporary Ranch boasting a spacious open floor plan perfect for entertaining! Upon entry you will find yourself in the foyer which flows into the living, dining, and kitchen area featuring butcher block countertops, custom tiled backsplash and SS appliances. The main living area also features 3 well sized bedrooms and 2 full updated modern baths. Additional living space is to be found on the lower level for perfect gym/play room/flex space! Through the kitchen you will step outside onto the mahogany back deck and down onto the oversized bluestone patio. A true outdoor oasis is found in this backyard- the perfect space for relaxing or hosting. New roof, high efficiency heating and cooling systems, nothing to do but move in! Municipal water & sewer. Excellent location, minutes to Hudson River, Metro North & Amtrak trains, shops, hiking trails, culinary grade restaurants and much more! Come see all the Hudson Valley has to offer and make this home yours! Additional Information: ParkingFeatures:1 Car Detached,

21. 2024-05-17
    status Pending 1254-char remark

    Show marketing remark (1254 chars)

    Nestled in the Historic Village of Cold Spring sits this 1930s charmer with a current day modern twist! This unique property is centrally located to all of the village offerings on a quiet dead end street. Fully renovated Contemporary Ranch boasting a spacious open floor plan perfect for entertaining! Upon entry you will find yourself in the foyer which flows into the living, dining, and kitchen area featuring butcher block countertops, custom tiled backsplash and SS appliances. The main living area also features 3 well sized bedrooms and 2 full updated modern baths. Additional living space is to be found on the lower level for perfect gym/play room/flex space! Through the kitchen you will step outside onto the mahogany back deck and down onto the oversized bluestone patio. A true outdoor oasis is found in this backyard- the perfect space for relaxing or hosting. New roof, high efficiency heating and cooling systems, nothing to do but move in! Municipal water & sewer. Excellent location, minutes to Hudson River, Metro North & Amtrak trains, shops, hiking trails, culinary grade restaurants and much more! Come see all the Hudson Valley has to offer and make this home yours! Additional Information: ParkingFeatures:1 Car Detached,

22. 2024-04-27
    listed $729,000 Active 1254-char remark

    Show marketing remark (1254 chars)

    Nestled in the Historic Village of Cold Spring sits this 1930s charmer with a current day modern twist! This unique property is centrally located to all of the village offerings on a quiet dead end street. Fully renovated Contemporary Ranch boasting a spacious open floor plan perfect for entertaining! Upon entry you will find yourself in the foyer which flows into the living, dining, and kitchen area featuring butcher block countertops, custom tiled backsplash and SS appliances. The main living area also features 3 well sized bedrooms and 2 full updated modern baths. Additional living space is to be found on the lower level for perfect gym/play room/flex space! Through the kitchen you will step outside onto the mahogany back deck and down onto the oversized bluestone patio. A true outdoor oasis is found in this backyard- the perfect space for relaxing or hosting. New roof, high efficiency heating and cooling systems, nothing to do but move in! Municipal water & sewer. Excellent location, minutes to Hudson River, Metro North & Amtrak trains, shops, hiking trails, culinary grade restaurants and much more! Come see all the Hudson Valley has to offer and make this home yours! Additional Information: ParkingFeatures:1 Car Detached,

23. 2024-04-25
    historical $729,000 1254-char remark

    Show marketing remark (1254 chars)

    Nestled in the Historic Village of Cold Spring sits this 1930s charmer with a current day modern twist! This unique property is centrally located to all of the village offerings on a quiet dead end street. Fully renovated Contemporary Ranch boasting a spacious open floor plan perfect for entertaining! Upon entry you will find yourself in the foyer which flows into the living, dining, and kitchen area featuring butcher block countertops, custom tiled backsplash and SS appliances. The main living area also features 3 well sized bedrooms and 2 full updated modern baths. Additional living space is to be found on the lower level for perfect gym/play room/flex space! Through the kitchen you will step outside onto the mahogany back deck and down onto the oversized bluestone patio. A true outdoor oasis is found in this backyard- the perfect space for relaxing or hosting. New roof, high efficiency heating and cooling systems, nothing to do but move in! Municipal water & sewer. Excellent location, minutes to Hudson River, Metro North & Amtrak trains, shops, hiking trails, culinary grade restaurants and much more! Come see all the Hudson Valley has to offer and make this home yours! Additional Information: ParkingFeatures:1 Car Detached,

ⓘ 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: $4,165 · $347/mo
• Projected year-2 tax: $9,265 · $772/mo
• Expected delta: +$5,100/yr (+$425/mo · 122.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $70,011
• − Mortgage interest: −$47,613
• − Property taxes: −$4,165
• − Insurance: −$4,250
• − Repairs & maintenance: −$5,601
• − Management: −$5,601
• − Depreciation: −$24,727
• Taxable loss: −$21,947
• Est. tax savings @ 24.0%: +$5,267
• After-tax cash flow: $-1,329/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: Haldane Central School District
• NCES district ID: 3613230
• Math proficiency: 65% ▼ -8.00%
• Reading proficiency: 83% ▲ 11.00%
• Median HH income: $81,824
• Composite: 65.66/100
• National rank: #462
• State rank: #84 of 590 in NY

Livability — Cold Spring

• Score: 81/100
• State rank: #97
• US rank: #1466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cold Spring, NY
• Population (ZIP): 5,607

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Black 5% Two or more races 4%
• Common ancestry: Russian 5% Romanian 4% Italian 3%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.80%
• Current HPI: 259.5306
• 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

+23.3% since first listed

9 events — show timeline

• 2026-05-21 Listed $899,000 OneKey® MLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $899,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Pending — OneKey® MLS as Distributed by MLS Grid
• 2025-09-04 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-07-20 Listed $989,999 OneKey® MLS as Distributed by MLS Grid
• 2024-10-17 Sold (MLS) $825,000 OneKey® MLS as Distributed by MLS Grid
• 2024-05-17 Pending — OneKey® MLS as Distributed by MLS Grid
• 2024-04-27 Listed $729,000 OneKey® MLS as Distributed by MLS Grid
• 2024-04-25 Coming Soon $729,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+10.8%/yr

Latest (2025): $4,165 · -63.6% YoY. Source: county tax records.