112 Paradise Avenue, Piermont, NY
Case Study: Preparing for a Ground-Up Opportunity on the Hudson
When I visited 112 Paradise Avenue, I didn’t see a teardown—I saw possibility. The house, built in 1886, was structurally unsound and uninhabitable, but the lot itself offered rare, uninterrupted views of the Hudson River and the marshlands of Piermont. Set at the end of a cul-de-sac in the quiet Bogertown neighborhood, this was the kind of property that doesn’t come up often.
This project wouldn’t be about renovation. It would require starting over—clearing the site, designing from scratch, and building something new that responded to the setting.
The Process
From the beginning, we treated this like a full-scale development project. Here's what we did before making the offer:
Demolition Estimate:
We secured a professional bid to demolish and clear the structure—$50,000 including disposal and site prep.Consulted with the Building Inspector:
I reached out directly to the local building department. The inspector was incredibly helpful, walking me through the requirements for building in a floodplain (including the need to elevate the new structure on pilings), and advising on the potential scope of the approval process. His insight helped shape our offer and expectations.Offer Strategy:
Given the work required just to reach the starting line—demolition, excavation, architectural design, engineering—I offered significantly below the $295,000 asking price. The low offer was backed by a realistic understanding of what it would take to make the site build-ready.
Financing the Vision
Because the existing home was uninhabitable, traditional mortgage financing was off the table. Instead, I structured the purchase and pre-construction work using equity I had in another property.
Financing Source:
I pulled equity from my home in East Hampton, giving me enough liquidity to:Cover the cost of the property (at the lower offer)
Fund demolition and site clearing
Pay architects and engineers for initial design and structural planning
Carry the property while preparing for a construction loan the following year
This approach kept the timeline flexible and allowed me to begin the design and permitting process without relying on short-term financing contingencies.
Preservation Plans
Even though the house needed to come down, I didn’t intend to waste everything. The plan included salvaging usable materials during demolition—things like original beams, stonework, and hardware—that could be thoughtfully integrated into the new construction. It was a way to keep a piece of the property's history alive in the home that would take its place.
Outcome
In the end, we didn’t win the bid. But we came away with a fully mapped-out approach, financial backing, and a vetted team in place. That prep work puts us in an excellent position for the next opportunity that checks the same boxes.
Key Project Facts
Address: 112 Paradise Ave, Piermont, NY 10968
Lot Size: 0.31 acres
Sold Price: $295,000 (April 2025)
Structure: 1,986 sq ft home (3 bed, 2 bath, built 1886 – demolition required)
Zoning: Single-family (formerly legal two-family; potential for reversion)
Build Requirements: New construction must be elevated on pilings due to floodplain
Annual Taxes: $14,350
Estimated Demo & Site Prep: ~$50,000
Financing: Equity loan from East Hampton property to cover purchase, prep, and design phase
Architect & Engineering: Funds allocated for full design package to support future construction loan
Preservation: Plan to salvage materials during demolition for reuse in new construction
Neighborhood: Historic Bogertown, walkable to downtown Piermont, direct river and marsh views
Proximity to NYC: ~30 minutes, near Mario Cuomo Bridge
Takeaway:
This experience reinforced the importance of flexible financing, strategic prep work, and understanding a site’s full complexity before making a move. Though we didn’t get this one, we’re ready—and better positioned—for the next opportunity to build something lasting.