19 Fabiano Blvd · Lorenz Park, NY 12534

$345,000

3 bd · 1.0 ba · 1,509 sqft · SingleFamily public records · 337 Days on market

Built 1955 8,712 sqft lot $229/sqft · 15% below area Est $404k · 15% under

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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 +19.1/30.0
• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 3-Bedroom Home in the Heart of Greenport Welcome to this inviting 3-bedroom, 2-bathroom home perfectly situated in the heart of Greenport. Whether you envision a stylish modern renovation or want to embrace the home's existing character, the possibilities here are endless. Inside, you'll find well-proportioned living spaces filled with potential -- a layout designed for comfortable everyday living and ready for your personal touch. This is a wonderful opportunity to create the home you've always imagined. Enjoy the convenience of nearby shopping, dining, and local amenities, all just minutes away. Outdoor enthusiasts will love easy access to the scenic Empire State Trail and the natural beauty of the Greenport Conservation Area, offering over 730 acres to explore along the majestic Hudson River. Opportunity, location, and potential -- all in one place. Come see what's possible and start your next chapter here.

Key facts

• Empire state trail
• Renovation potential
• 8,712 sq ft lot

Tags

• RENOVATION POTENTIAL
• WELL PROPORTIONED LAYOUTS
• EMPIRE STATE TRAIL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $304k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#498 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: employment C-, amenities F, commute 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); 162 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• At $3,520/mo this rent would consume 58% 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 $37k of equity ($2k loan paydown + $34k 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 $97k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 337 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $80k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $345k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $303,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 337 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 1955 — 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 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: 1.02% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.2

CMA / ARV

• ARV (median comp): $403,583
• List price: $345,000
• Delta: -14.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Lincoln Blvd Blvd	0.31mi	3/1.0	1,410 (-7%)	6mo	$310,000	$220	69
13 James St	0.08mi	4/1.5 (+1)	1,702 (+13%)	2mo	$402,500	$236	66
12 Fabiano Blvd	0.06mi	4/1.5 (+1)	1,660 (+10%)	10mo	$315,000	$190	65
277 Anthony Ave	0.40mi	3/1.5	1,547 (+2%)	12mo	$350,000	$226	65
10 Riverview Avenue Blvd	0.36mi	3/1.0	1,324 (-12%)	10mo	$290,000	$219	55
16 Oakwood Blvd	0.54mi	4/1.5 (+1)	1,570 (+4%)	8mo	$350,000	$223	54
311 Maryanne Ave	0.53mi	3/2.0	1,416 (-6%)	9mo	$360,000	$254	54
321 Lincoln Blvd	0.53mi	3/2.0	1,372 (-9%)	6mo	$275,000	$200	51
305 Maryanne Ave	0.49mi	3/2.5	1,568 (+4%)	20mo	$365,000	$233	48
334 Joslen Blvd	0.64mi	3/1.0	1,677 (+11%)	11mo	$270,000	$161	42
36 James St	0.16mi	2/2.0 (-1)	1,300 (-14%)	23mo	$327,000	$252	41
33 Parkwood Blvd	0.63mi	4/— (+1)	1,287 (-15%)	16mo	$337,900	$263	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 29.6%
• Equity multiple: 3.38×
• Total profit: $229,836
• Equity at exit: $310,803

10-year hold

• IRR: 27.2%
• Equity multiple: 8.30×
• Total profit: $704,767
• Equity at exit: $670,259

Cash invested: $96,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $3,520 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$463 /mo · $5,553/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$739
• Net cashflow: $365

Break-even live

Break-even rent $3,058

Max offer price $345,000

Occupancy floor 85%

Sensitivity live

Price	-10% $561	-5% $463	+0% $365	+5% $268	+10% $170
Rent	-10% $87	-5% $226	+0% $365	+5% $504	+10% $643
Rate	-1.0pp $539	-0.5pp $453	base $365	+0.5pp $276	+1.0pp $185

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 N 7th St Hudson, NY	1.0–3.0	1.0–2.0	837	$3,600	$4.30	15d	47	1.08mi
823-825 Columbia St Unit 3 Hudson, NY	3.0	1.0	1100	$2,400	$2.18	45d	1	1.13mi
437 State St Hudson, NY	3.0	3.0	1800	$8,000	$4.44	45d	1	1.18mi
442 Columbia St Hudson, NY	2.0	1.0	1100	$1,850	$1.68	45d	1	1.22mi
438 Warren St Hudson, NY	2.0	1.5	1181	$2,850	$2.41	45d	1	1.28mi
227 Warren St Unit 3 Hudson, NY	3.0	1.0	1400	$2,600	$1.86	25d	1	1.42mi

Listing history 24 events

1. 2026-06-22
   days on market $345,000 Active Under Contract 337 DOM
2. 2026-06-21
   statusdays on market $345,000 Active Under Contract 336 DOM
3. 2026-06-19
   days on market $345,000 Active 334 DOM
4. 2026-06-18
   days on market $345,000 Active 333 DOM
5. 2026-06-17
   days on market $345,000 Active 332 DOM
6. 2026-06-16
   days on market $345,000 Active 331 DOM
7. 2026-06-15
   days on market $345,000 Active 330 DOM
8. 2026-06-14
   days on market $345,000 Active 328 DOM
9. 2026-06-12
   days on market $345,000 Active 327 DOM
10. 2026-06-09
    days on market $345,000 Active 324 DOM
11. 2026-06-08
    days on market $345,000 Active 323 DOM
12. 2026-06-07
    days on market $345,000 Active 322 DOM
13. 2026-06-04
    days on market $345,000 Active 318 DOM
14. 2026-06-02
    days on market $345,000 Active 317 DOM
15. 2026-06-01
    days on market $345,000 Active 316 DOM
16. 2026-05-31
    days on market $345,000 Active 315 DOM
17. 2026-05-31
    days on market $345,000 Active 314 DOM
18. 2026-02-23
    price $360,000 935-char remark

    Show marketing remark (935 chars)

    Charming 3-Bedroom Home in the Heart of Greenport Welcome to this inviting 3-bedroom, 2-bathroom home perfectly situated in the heart of Greenport. Whether you envision a stylish modern renovation or want to embrace the home's existing character, the possibilities here are endless. Inside, you'll find well-proportioned living spaces filled with potential -- a layout designed for comfortable everyday living and ready for your personal touch. This is a wonderful opportunity to create the home you've always imagined. Enjoy the convenience of nearby shopping, dining, and local amenities, all just minutes away. Outdoor enthusiasts will love easy access to the scenic Empire State Trail and the natural beauty of the Greenport Conservation Area, offering over 730 acres to explore along the majestic Hudson River. Opportunity, location, and potential -- all in one place. Come see what's possible and start your next chapter here.

19. 2025-10-27
    price $380,000 935-char remark

    Show marketing remark (935 chars)

    Charming 3-Bedroom Home in the Heart of Greenport Welcome to this inviting 3-bedroom, 2-bathroom home perfectly situated in the heart of Greenport. Whether you envision a stylish modern renovation or want to embrace the home's existing character, the possibilities here are endless. Inside, you'll find well-proportioned living spaces filled with potential -- a layout designed for comfortable everyday living and ready for your personal touch. This is a wonderful opportunity to create the home you've always imagined. Enjoy the convenience of nearby shopping, dining, and local amenities, all just minutes away. Outdoor enthusiasts will love easy access to the scenic Empire State Trail and the natural beauty of the Greenport Conservation Area, offering over 730 acres to explore along the majestic Hudson River. Opportunity, location, and potential -- all in one place. Come see what's possible and start your next chapter here.

20. 2025-07-31
    price $398,000 935-char remark

    Show marketing remark (935 chars)

    Charming 3-Bedroom Home in the Heart of Greenport Welcome to this inviting 3-bedroom, 2-bathroom home perfectly situated in the heart of Greenport. Whether you envision a stylish modern renovation or want to embrace the home's existing character, the possibilities here are endless. Inside, you'll find well-proportioned living spaces filled with potential -- a layout designed for comfortable everyday living and ready for your personal touch. This is a wonderful opportunity to create the home you've always imagined. Enjoy the convenience of nearby shopping, dining, and local amenities, all just minutes away. Outdoor enthusiasts will love easy access to the scenic Empire State Trail and the natural beauty of the Greenport Conservation Area, offering over 730 acres to explore along the majestic Hudson River. Opportunity, location, and potential -- all in one place. Come see what's possible and start your next chapter here.

21. 2025-07-20
    listed $425,000 Active 935-char remark

    Show marketing remark (935 chars)

    Charming 3-Bedroom Home in the Heart of Greenport Welcome to this inviting 3-bedroom, 2-bathroom home perfectly situated in the heart of Greenport. Whether you envision a stylish modern renovation or want to embrace the home's existing character, the possibilities here are endless. Inside, you'll find well-proportioned living spaces filled with potential -- a layout designed for comfortable everyday living and ready for your personal touch. This is a wonderful opportunity to create the home you've always imagined. Enjoy the convenience of nearby shopping, dining, and local amenities, all just minutes away. Outdoor enthusiasts will love easy access to the scenic Empire State Trail and the natural beauty of the Greenport Conservation Area, offering over 730 acres to explore along the majestic Hudson River. Opportunity, location, and potential -- all in one place. Come see what's possible and start your next chapter here.

22. 2019-06-26
    soldstatus $185,000
23. 2019-06-25
    soldstatus $185,000 552-char remark

    Show marketing remark (552 chars)

    This cute and accommodating ranch in a well established neighborhood is surprisingly roomy with over 1500 sq. ft. of living space. Kitchen and full bath have ceramic floors while the living room and bedrooms are covered in beautiful hardwoods. The family/Dining room has charming wideboard pine floors and a very inviting gas fireplace. An attached garage to melt away the snow in the winter and a two tier deck and large fenced in yard with a shed for the spring and summer months. Minutes to Hudson/Amtrak, shops and restaurants, this one won't last.

24. 2019-03-15
    listed $189,000 552-char remark

    Show marketing remark (552 chars)

    This cute and accommodating ranch in a well established neighborhood is surprisingly roomy with over 1500 sq. ft. of living space. Kitchen and full bath have ceramic floors while the living room and bedrooms are covered in beautiful hardwoods. The family/Dining room has charming wideboard pine floors and a very inviting gas fireplace. An attached garage to melt away the snow in the winter and a two tier deck and large fenced in yard with a shed for the spring and summer months. Minutes to Hudson/Amtrak, shops and restaurants, this one won't last.

ⓘ 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: $5,553 · $463/mo
• Projected year-2 tax: $5,692 · $474/mo
• Expected delta: +$139/yr (+$12/mo · 2.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $42,243
• − Mortgage interest: −$19,325
• − Property taxes: −$5,553
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,379
• − Management: −$3,379
• − Depreciation: −$10,036
• Taxable loss: −$1,156
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $4,660/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 — Lorenz Park

• Score: 69/100
• State rank: #498
• US rank: #8738

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lorenz Park, NY
• County: Columbia County · 17,176 people
• 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

+90.5% since first listed

7 events — show timeline

• 2026-02-23 Price Changed $360,000 HVCRMLS
• 2025-10-27 Price Changed $380,000 HVCRMLS
• 2025-07-31 Price Changed $398,000 HVCRMLS
• 2025-07-20 Listed $425,000 HVCRMLS
• 2019-06-26 Sold (Public Records) $185,000 Public Records
• 2019-06-25 Sold (MLS) $185,000 HVCRMLS
• 2019-03-15 Listed $189,000 HVCRMLS

Property tax history

+3.3%/yr

Latest (2025): $5,553 · +21.7% YoY. Source: county tax records.