5562 Route 9G · Hudson, NY 12534

$439,000

20 bd · 12.0 ba · 3,296 sqft · MultiFamily · 152 Days on market

Built 1980 Poor condition 4.80 ac lot $133/sqft · 65% below area

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This income-producing multi-unit property spans a combined 4.8 acres across two parcels, located just minutes from Hudson and Germantown. The offering includes a 2-acre parcel with an existing multi-unit structure along with an adjacent 2.8-acre parcel, providing additional land, privacy, and a natural setting. The structure contains multiple residential units currently in use, with four units occupied with great tenants and one unit vacant, offering immediate income alongside flexibility for occupancy, renovation, or repositioning. The property features ample parking, outdoor space, and seasonal views, with the added benefit of surrounding open land that enhances privacy and the overall setting. Convenient access to the NYS Thruway, Taconic Parkway, and the Hudson Valley villages of Hudson, Red Hook, and Rhinebeck. Taxes shown reflect both parcels combined.

Key facts

• Ample parking
• Combined 4.8 acres
• 2 acre parcel

Tags

• COMBINED 4.8 ACRES
• 2 ACRE PARCEL
• ADJACENT 2.8 ACRE PARCEL
• EXISTING MULTI-UNIT STRUCTURE
• MULTIPLE RESIDENTIAL UNITS
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/3.0-bath units multifamily listed at $439k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $7k ($78k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $439k).
• Recommended offer: $386k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.1% vs local median 2.6% 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: 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.
• Zoned schools: Montgomery C Smith Elementary School (math 36% / reading 47%, grade F, #1,409 of 2,108 statewide, top 67%, 723 students, 65% FRL); Hudson Junior High School (math 20% / reading 36%, grade F, #573 of 729 statewide, top 79%, 384 students, 63% FRL); Hudson High School (math 82% / reading 84%, grade A, #435 of 1,100 statewide, top 40%, 454 students, 57% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 203 active listings in the ZIP; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $3,019/mo per unit this rent would consume 50% of the median local household income ($73k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $44k 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 $123k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($386k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $36k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $339k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $386,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.75% ✓
• Cap rate: 24.08%
• Cash-on-cash: 63.52%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (median comp): $1,255,329
• List price: $439,000
• Delta: -65.03%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 79.5%
• Equity multiple: 6.84×
• Total profit: $717,476
• Equity at exit: $395,486

10-year hold

• IRR: 75.4%
• Equity multiple: 16.83×
• Total profit: $1,945,445
• Equity at exit: $852,880

Cash invested: $122,920 (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: 203
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $12,076 medium
• Mortgage (P&I): −$2,302
• Tax est. 1.5%: −$549 /mo · $6,585/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,536
• Net cashflow: $6,506

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	3	$12,076
Total (4 units)			$12,076

Break-even live

Break-even rent $3,840

Max offer price $439,000

Occupancy floor 41%

Sensitivity live

Price	-10% $6,810	-5% $6,658	+0% $6,506	+5% $6,355	+10% $6,203
Rent	-10% $5,552	-5% $6,029	+0% $6,506	+5% $6,983	+10% $7,460
Rate	-1.0pp $6,727	-0.5pp $6,618	base $6,506	+0.5pp $6,392	+1.0pp $6,277

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: $109,750
• Closing costs: $13,170
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Mt Merino Rd Hudson, NY	4.0	3.5	2800	$11,000	$3.93	72d	1	0.80mi

Listing history 33 events

1. 2026-07-07
   days on market $439,000 Active 152 DOM
2. 2026-07-06
   days on market $439,000 Active 151 DOM
3. 2026-07-05
   days on market $439,000 Active 150 DOM
4. 2026-07-04
   days on market $439,000 Active 149 DOM
5. 2026-07-03
   days on market $439,000 Active 148 DOM
6. 2026-07-02
   days on market $439,000 Active 147 DOM
7. 2026-07-01
   days on market $439,000 Active 146 DOM
8. 2026-06-30
   days on market $439,000 Active 145 DOM
9. 2026-06-29
   days on market $439,000 Active 144 DOM
10. 2026-06-28
    days on market $439,000 Active 143 DOM
11. 2026-06-27
    days on market $439,000 Active 142 DOM
12. 2026-06-26
    days on market $439,000 Active 140 DOM
13. 2026-06-22
    days on market $439,000 Active 137 DOM
14. 2026-06-21
    days on market $439,000 Active 136 DOM
15. 2026-06-19
    days on market $439,000 Active 134 DOM
16. 2026-06-18
    days on market $439,000 Active 133 DOM
17. 2026-06-17
    days on market $439,000 Active 132 DOM
18. 2026-06-16
    days on market $439,000 Active 131 DOM
19. 2026-06-15
    days on market $439,000 Active 130 DOM
20. 2026-06-14
    days on market $439,000 Active 128 DOM
21. 2026-06-12
    days on market $439,000 Active 127 DOM
22. 2026-06-09
    days on market $439,000 Active 124 DOM
23. 2026-06-08
    days on market $439,000 Active 123 DOM
24. 2026-06-07
    days on market $439,000 Active 122 DOM
25. 2026-06-04
    days on market $439,000 Active 118 DOM
26. 2026-06-02
    days on market $439,000 Active 117 DOM
27. 2026-06-01
    days on market $439,000 Active 116 DOM
28. 2026-05-31
    days on market $439,000 Active 115 DOM
29. 2026-05-31
    days on market $439,000 Active 114 DOM
30. 2026-04-06
    price $439,000 870-char remark

    Show marketing remark (870 chars)

    This income-producing multi-unit property spans a combined 4.8 acres across two parcels, located just minutes from Hudson and Germantown. The offering includes a 2-acre parcel with an existing multi-unit structure along with an adjacent 2.8-acre parcel, providing additional land, privacy, and a natural setting. The structure contains multiple residential units currently in use, with four units occupied with great tenants and one unit vacant, offering immediate income alongside flexibility for occupancy, renovation, or repositioning. The property features ample parking, outdoor space, and seasonal views, with the added benefit of surrounding open land that enhances privacy and the overall setting. Convenient access to the NYS Thruway, Taconic Parkway, and the Hudson Valley villages of Hudson, Red Hook, and Rhinebeck. Taxes shown reflect both parcels combined.

31. 2026-02-04
    listed $475,000 Active 870-char remark

    Show marketing remark (870 chars)

    This income-producing multi-unit property spans a combined 4.8 acres across two parcels, located just minutes from Hudson and Germantown. The offering includes a 2-acre parcel with an existing multi-unit structure along with an adjacent 2.8-acre parcel, providing additional land, privacy, and a natural setting. The structure contains multiple residential units currently in use, with four units occupied with great tenants and one unit vacant, offering immediate income alongside flexibility for occupancy, renovation, or repositioning. The property features ample parking, outdoor space, and seasonal views, with the added benefit of surrounding open land that enhances privacy and the overall setting. Convenient access to the NYS Thruway, Taconic Parkway, and the Hudson Valley villages of Hudson, Red Hook, and Rhinebeck. Taxes shown reflect both parcels combined.

32. 2022-11-17
    soldstatus $339,000 852-char remark

    Show marketing remark (852 chars)

    Investors and developers take note! This five-unit, Multi-Family home is 5 minutes from Hudson and Germantown and ready for your renovation or re-development. The five rental unit structure sits on 2 acres and is packaged with the adjoining 2.8 acre lot. One can build on the included vacant lot and have the multi-unit contribute funding for your Hudson Valley dream home. You can also expand the current structure or build an additional multi-family on the adjoining property. The possibilities are endless! Units 1-3 are all studios w/ kitchenette and full bath, Unit 4 is a 1 Bed, Kitchen, Living Room & full bath, Unit 5 is 3/4 Bedroom, Living/Dining and full bath. Lots of outdoor space and seasonal mountain views. Conveniently located to the NY State Thruway & Taconic Parkway and the villages of Hudson. Red Hook & Rhinebeck.

33. 2021-08-04
    listed $359,000 852-char remark

    Show marketing remark (852 chars)

    Investors and developers take note! This five-unit, Multi-Family home is 5 minutes from Hudson and Germantown and ready for your renovation or re-development. The five rental unit structure sits on 2 acres and is packaged with the adjoining 2.8 acre lot. One can build on the included vacant lot and have the multi-unit contribute funding for your Hudson Valley dream home. You can also expand the current structure or build an additional multi-family on the adjoining property. The possibilities are endless! Units 1-3 are all studios w/ kitchenette and full bath, Unit 4 is a 1 Bed, Kitchen, Living Room & full bath, Unit 5 is 3/4 Bedroom, Living/Dining and full bath. Lots of outdoor space and seasonal mountain views. Conveniently located to the NY State Thruway & Taconic Parkway and the villages of Hudson. Red Hook & Rhinebeck.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $144,912
• − Mortgage interest: −$24,591
• − Property taxes: −$6,585
• − Insurance: −$2,195
• − Repairs & maintenance: −$11,593
• − Management: −$11,593
• − Depreciation: −$12,771
• Taxable income: $75,584
• Est. tax owed @ 24.0%: −$18,140
• After-tax cash flow: $59,934/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab Est. rehab $164,800–$296,640 screening

This multi-family property requires extensive renovations to bring it up to modern standards, significantly increasing its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely outdated and worn
• Major bathroom fixtures — small, outdated fixtures
• Major exterior siding — weathered and in need of repainting
• Major interior walls — paint peeling and outdated colors
• Major windows — old, single-pane windows
• Major HVAC system — outdated and likely inefficient

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both bathroom renovation — upgrading the bathrooms would also boost both resale and rental value ↑
• Both exterior painting and siding replacement — a fresh coat of paint and new siding would greatly enhance curb appeal and property value ↑
• Both HVAC system replacement — an efficient, modern HVAC system would improve comfort and energy efficiency, attracting more tenants and buyers ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Montgomery C Smith Elementary School F NY #1,409/2,108 Nat'l #18,859/41,679 Middle Hudson Junior High School F NY #573/729 Nat'l #9,545/14,009 High Hudson High School A NY #435/1,100 Nat'l #864/17,239

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

B Composite livability gradescore 70/100

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 · 58,662 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: 8% of renters

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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%

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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%

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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

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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

+22.3% since first listed

4 events — show timeline

• 2026-04-06 Price Changed $439,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-04 Listed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2022-11-17 Sold (MLS) $339,000 HVCRMLS
• 2021-08-04 Listed $359,000 HVCRMLS