332 Hudson Ave · Beacon, NY 12508

$199,500

3 bd · 1.5 ba · 1,188 sqft · Townhouse public records · 6 Days on market

Built 1984 4,356 sqft lot Est $394k · 49% under

---

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 +27.9/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• Schools +5.1/10.0
• Rent growth +4.8/5.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL INVESTORS !!! In the Heart of Beacon, Opportunity knocks at 332 Hudson Ave! This 3-bedroom, 1.5-bath townhouse located within the Beacon City School District is a full renovation project with serious upside potential. Whether you’re an investor, flipper, or buyer looking to create your dream home, this property is ready for transformation. The main level offers a spacious layout featuring a living room, dining area, kitchen, and half bath, with access to the backyard through sliding glass doors making it perfect for future indoor/outdoor entertaining. Upstairs, you’ll find three generously sized bedrooms, including a primary with walk-in closet, plus a full bathroom

Key facts

• Near metro-north
• Backyard access
• Driveway

Tags

• BACKYARD ACCESS
• QUIET RESIDENTIAL STREET
• DRIVEWAY
• YARD SPACE
• MINUTES FROM MAIN STREET
• NEAR METRO-NORTH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 10.0% vs local median 2.7% in Beacon — 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 86/100 on livability (#20 in NY, #385 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Beacon City School District (suburban): math 56% / reading 56% proficiency, ranked #304 of 755 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sargent School (math 24%, 274 students, 45% FRL); Rombout Middle School (math 64% / reading 70%, grade A-, #101 of 729 statewide, top 15%, 615 students, 51% FRL); Beacon High School (math 90%, 830 students, 47% FRL).
• Market conditions: Rents rising fast (+9.1%/yr); 109 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 620 units permitted in Dutchess County in 2024 (242 in 5+ unit buildings).
• This rent runs 41% of the median local income ($92k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Dutchess County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $63k; list at $200k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,500

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $394,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Hudson Ave	0.12mi	3/1.5	1,188 (0%)	21mo	$350,100	$295	77
29 Sycamore Dr	0.31mi	2/1.5 (-1)	1,142 (-4%)	10mo	$379,000	$332	65
416 River St	0.54mi	3/1.5	1,188 (0%)	13mo	$372,500	$314	64
1 Bank St	0.63mi	3/1.5	1,188 (0%)	17mo	$450,000	$379	56
6 W Main St	0.63mi	3/1.5	1,188 (0%)	20mo	$355,000	$299	54
14 Hammond Plz	0.44mi	3/1.5	1,282 (+8%)	17mo	$420,000	$328	52
22 Sycamore Dr	0.34mi	3/1.5	1,360 (+14%)	11mo	$420,000	$309	51
30 Beekman St #115	0.55mi	2/2.0 (-1)	1,187 (-0%)	21mo	$600,000	$505	49
30 Beekman St #105	0.55mi	2/2.0 (-1)	1,319 (+11%)	2mo	$610,000	$462	47
30 Beekman St #214	0.55mi	2/2.0 (-1)	1,260 (+6%)	15mo	$535,000	$425	45
29 Hammond Plz	0.48mi	3/1.5	1,300 (+9%)	21mo	$395,000	$304	44
30 Beekman St #211	0.55mi	2/2.0 (-1)	1,338 (+13%)	16mo	$510,000	$381	33

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.43×
• Total profit: $23,894
• Equity at exit: $29,746

10-year hold

• IRR: 23.8%
• Equity multiple: 3.67×
• Total profit: $149,032
• Equity at exit: $17,249

Cash invested: $55,860 (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 12508

• Home prices YoY: -30.1%
• Rents YoY: 9.1%
• Active inventory: 109
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,178 high
• Mortgage (P&I): −$1,046
• Tax from tax record: −$768 /mo · $9,217/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $613

Break-even live

Break-even rent $2,402

Max offer price $199,500

Occupancy floor 76%

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Kitteridge Pl Beacon, NY	2.0	1.0	1000	$2,900	$2.90	44d	1	0.35mi
167 Main St Unit 2 Beacon, NY	2.0	1.0	1100	$2,600	$2.36	44d	1	0.66mi
24 Edgewater Pl Unit 403 Beacon, NY	2.0	2.0	1357	$4,900	$3.61	44d	1	0.74mi
24 Edgewater Pl Unit 305 Beacon, NY	2.0	2.0	1357	$4,600	$3.39	23d	1	0.74mi
92 E Main St Unit 2 Beacon, NY	2.0	1.0	815	$2,250	$2.76	23d	1	1.06mi
94 E Main St Unit 1 Beacon, NY	2.0	1.0	800	$2,200	$2.75	23d	1	1.06mi
1258 North Ave Unit 2 Beacon, NY	2.0	1.0	1000	$2,200	$2.20	44d	1	1.13mi
10 Overlook Ave Beacon, NY	2.0	2.0	1300	$3,500	$2.69	14d	1	1.28mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-14
   listed $199,500 Active
3. 1984-06-14
   soldstatus $62,990

ⓘ 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: $9,217 · $768/mo
• Projected year-2 tax: $9,217 · $768/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $38,136
• − Mortgage interest: −$11,175
• − Property taxes: −$9,217
• − Insurance: −$998
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − Depreciation: −$5,804
• Taxable income: $4,842
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $6,197/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: Beacon City School District
• NCES district ID: 3604140
• Math proficiency: 56% ▬ 0.00%
• Reading proficiency: 56% ▲ 1.00%
• Median HH income: $68,602
• Composite: 51.31/100
• National rank: #3722
• State rank: #304 of 755 in NY

Livability — Beacon

• Score: 86/100
• State rank: #20
• US rank: #385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beacon, NY
• County: Dutchess County · 188,048 people
• City population: 19,566
• Metro: Poughkeepsie-Newburgh-Middletown, NY
• Population (ZIP): 19,566
• Household income: $92,461
• Rent vs Own: 41.1% rent · 58.9% own
• Severe rent burden: 815.0

Population outlook (Dutchess County) Hauer SSP2

• Today (2025): 291,768 people
• By 2030: 287,131 · -1.6%
• By 2040: 274,881 · -5.8%
• By 2050: 259,971 · -10.9%
• By 2075: 235,366 · -19.3%
• By 2100: 208,786 · -28.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 19% Black 12% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 9% Dominican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 2%

Political lean MEDSL · Dutchess

• 2024 margin: Lean D (+5.4) · D 52.7% · R 47.3%
• 2008→2024 swing: -3.2pp toward R · 2008: 8.6pp · 2024: 5.4pp
• All cycles: 2024: D+5.4 2020: D+9.6 2016: R+1.1 2012: D+6.6 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.01%
• Current HPI: 403.174
• Rent YoY: ▲ 9.07%
• Metro: Poughkeepsie-Newburgh-Middletown, 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

+216.7% since first listed

3 events — show timeline

• 2026-05-01 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-14 Listed $199,500 OneKey® MLS as Distributed by MLS Grid
• 1984-06-14 Sold (Public Records) $62,990 Public Records

Property tax history

+7.9%/yr

Latest (2025): $9,217 · +6.9% YoY. Source: county tax records.