3459 U.s. 9 #18 · Hudson, NY 12534

$82,000

2 bd · 2.0 ba · 1,184 sqft · Manufactured · 96 Days on market

Manufactured home 55+ age-restricted Built 2001 Average condition $69/sqft · 15% below area Est $96k · 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 +22.5/30.0
• ARV discount +14.1/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Appreciation +7.5/10.0
• Schools +5.1/10.0
• Rent growth +5.0/5.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Manufactured-home adj. -6.0

Listing remarks

Welcome to easy, low-maintenance living in the desirable Community at Bells Pond, a 55+ park offering a peaceful and well-kept setting. This well-maintained 2001 Champion mobile home (74x16) has had just one previous owner and features a spacious open floor plan designed for comfortable everyday living. The home offers 2 bedrooms and 2 full bathrooms, providing both functionality and privacy for guests or additional space needs. Enjoy morning coffee or evening relaxation on the covered porch, a perfect extension of the living space. The property also includes a newer shed, thoughtfully built by the previous owner, ideal for storage or hobbies.

Key facts

• Covered porch
• Newer shed
• Built 2001

Tags

• COVERED PORCH
• NEWER SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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).

Forward outlook

• In year one you build about $9k of equity ($567 loan paydown + $8k 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 $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.09% ✓
• Cap rate: 17.83%
• Cash-on-cash: 41.20%
• DSCR: 2.83
• GRM: 4.0

CMA / ARV

• ARV (median comp): $96,000
• List price: $82,000
• Delta: -14.58%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3459 Route 9 #24	0.00mi	3/2.0 (+1)	1,216 (+3%)	1mo	$96,000	$79	89
3459 Route 9 #82	0.00mi	3/2.0 (+1)	1,152 (-3%)	7mo	$82,000	$71	85
3459 Route 9 #92	0.14mi	2/2.0	1,184 (0%)	17mo	$35,000	$30	79
3459 Route 9 #58	0.14mi	2/2.0	1,152 (-3%)	20mo	$70,000	$61	72
3459 U.s. 9 #30	0.00mi	2/1.0	980 (-17%)	1mo	$53,500	$55	70
3459 Route 9 Bells Pond Community Lot 79	0.14mi	2/1.0	1,400 (+18%)	8mo	$118,000	$84	58
3562 US Route 9	0.61mi	3/1.5 (+1)	1,197 (+1%)	31mo	$150,000	$125	43
109 Yates Road Rd	1.01mi	3/1.0 (+1)	1,225 (+4%)	25mo	$528,000	$431	30

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: 59.8%
• Equity multiple: 5.53×
• Total profit: $103,963
• Equity at exit: $73,872

10-year hold

• IRR: 55.4%
• Equity multiple: 13.59×
• Total profit: $289,175
• Equity at exit: $159,308

Cash invested: $22,960 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $150,000 ($138/sqft)
• Median days on market: 5 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -41.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12534

• Home prices YoY: 5.6%
• Rents YoY: 10.9%
• Active inventory: 203
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,715 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $788

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 49%

Sensitivity live

Price	-10% $845	-5% $817	+0% $788	+5% $760	+10% $732
Rent	-10% $653	-5% $721	+0% $788	+5% $856	+10% $924
Rate	-1.0pp $830	-0.5pp $809	base $788	+0.5pp $767	+1.0pp $746

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: $20,500
• Closing costs: $2,460
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Utilities: Public water
• Home design: Manufactured house (mobile home)Single wide
• Construction: Slab foundation
• Exterior features: Covered porchShed(s)Has a view

Interior

• Kitchen: DishwasherFree-standing gas ovenRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil)Central airCeiling fan(s) for cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer and dryer included

Listing history 50 events

1. 2026-08-08
   days on market $82,000 Active 96 DOM
2. 2026-08-07
   days on market $82,000 Active 95 DOM
3. 2026-08-06
   days on market $82,000 Active 94 DOM
4. 2026-08-05
   days on market $82,000 Active 93 DOM
5. 2026-08-04
   days on market $82,000 Active 92 DOM
6. 2026-08-03
   days on market $82,000 Active 91 DOM
7. 2026-07-31
   days on market $82,000 Active 88 DOM
8. 2026-07-30
   days on market $82,000 Active 87 DOM
9. 2026-07-29
   days on market $82,000 Active 86 DOM
10. 2026-07-27
    days on market $82,000 Active 84 DOM
11. 2026-07-25
    days on market $82,000 Active 82 DOM
12. 2026-07-24
    days on market $82,000 Active 81 DOM
13. 2026-07-23
    days on market $82,000 Active 80 DOM
14. 2026-07-22
    days on market $82,000 Active 79 DOM
15. 2026-07-21
    days on market $82,000 Active 78 DOM
16. 2026-07-18
    days on market $82,000 Active 75 DOM
17. 2026-07-16
    days on market $82,000 Active 73 DOM
18. 2026-07-15
    days on market $82,000 Active 72 DOM
19. 2026-07-14
    days on market $82,000 Active 71 DOM
20. 2026-07-13
    days on market $82,000 Active 70 DOM
21. 2026-07-12
    days on market $82,000 Active 69 DOM
22. 2026-07-12
    days on market $82,000 Active 68 DOM
23. 2026-07-11
    days on market $82,000 Active 67 DOM
24. 2026-07-09
    days on market $82,000 Active 66 DOM
25. 2026-07-09
    days on market $82,000 Active 65 DOM
26. 2026-07-07
    days on market $82,000 Active 64 DOM
27. 2026-07-06
    days on market $82,000 Active 63 DOM
28. 2026-07-05
    days on market $82,000 Active 62 DOM
29. 2026-07-04
    days on market $82,000 Active 61 DOM
30. 2026-07-03
    days on market $82,000 Active 60 DOM
31. 2026-07-02
    days on market $82,000 Active 59 DOM
32. 2026-07-01
    days on market $82,000 Active 58 DOM
33. 2026-06-30
    days on market $82,000 Active 57 DOM
34. 2026-06-29
    days on market $82,000 Active 56 DOM
35. 2026-06-28
    days on market $82,000 Active 55 DOM
36. 2026-06-27
    days on market $82,000 Active 54 DOM
37. 2026-06-26
    days on market $82,000 Active 52 DOM
38. 2026-06-22
    days on market $82,000 Active 49 DOM
39. 2026-06-21
    days on market $82,000 Active 48 DOM
40. 2026-06-19
    days on market $82,000 Active 46 DOM
41. 2026-06-18
    price $82,000 Active 45 DOM
42. 2026-06-18
    days on market $90,000 Active 45 DOM
43. 2026-06-17
    days on market $90,000 Active 44 DOM
44. 2026-06-16
    days on market $90,000 Active 43 DOM
45. 2026-06-15
    days on market $90,000 Active 42 DOM
46. 2026-06-14
    days on market $90,000 Active 40 DOM
47. 2026-06-12
    days on market $90,000 Active 39 DOM
48. 2026-06-09
    days on market $90,000 Active 36 DOM
49. 2026-06-08
    days on market $90,000 Active 35 DOM
50. 2026-06-07
    days on market $90,000 Active 34 DOM

ⓘ 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: $20,583
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$2,385
• Taxable income: $8,671
• Est. tax owed @ 24.0%: −$2,081
• After-tax cash flow: $7,380/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 · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $5,920–$17,760 screening

This mobile home is in average condition with some cosmetic updates needed to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both replace linoleum flooring with hardwood or tile — new flooring would improve the home's appearance and increase its value ↑
• Both paint interior walls — fresh paint would brighten the interior and make the home more appealing ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

• 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

Property features AI

Exterior

• Utilities: Public water
• Home design: Manufactured house (mobile home)Single wide
• Construction: Slab foundation
• Exterior features: Covered porchShed(s)Has a view

Interior

• Kitchen: DishwasherFree-standing gas ovenRefrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil)Central airCeiling fan(s) for cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer and dryer included

Price history

1 event — show timeline

• 2026-05-04 Listed $90,000 HVCRMLS