26 Water St · Hoosick Falls, NY 12090

$50,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 65 Days on market

Built 1940 4,791 sqft lot $38/sqft · 73% below area ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in Hoosick Falls! This property overlooks the Hoosic River. It has been fully gutted and is ready for your vision. Seller has already completed all interior demolition, offering a blank slate to design and finish to your specifications. Newer windows and doors have been installed in some of the property. Potential layout includes 3 bedrooms and 2 full bathrooms. Ideal for investors, flippers, or contractors looking for their next project. Cash only sale. Bring your plans and transform this property into like-new condition!

Key facts

• Fully gutted
• 4,791 sq ft lot
• 2 parking spots

Tags

• OVERLOOKS THE HOOSIC RIVER
• FULLY GUTTED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $854 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.8% vs local median 4.7% in Hoosick Falls — 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 72/100 on livability (#371 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, commute F.
• Hoosick Falls Central School District (rural): math 52% / reading 46% proficiency, ranked #469 of 755 in NY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 49 active listings in the ZIP; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• In year one you build about $856 of equity ($346 loan paydown + $510 appreciation (1.0% local appreciation)).
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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.
6. 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.
7. 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: 3.04% ✓
• Cap rate: 26.78%
• Cash-on-cash: 73.19%
• DSCR: 4.26
• GRM: 2.7

CMA / ARV

• ARV (median comp): $182,545
• List price: $50,000
• Delta: -72.61%
• 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
36 3rd St	0.32mi	3/1.0	1,344 (+3%)	3mo	$32,500	$24	77
31 High St	0.28mi	2/1.0 (-1)	1,318 (+1%)	11mo	$235,000	$178	70
39 Abbott St	0.37mi	3/1.0	1,254 (-4%)	9mo	$235,000	$187	70
31 Carey Ave	0.53mi	3/1.5	1,337 (+3%)	2mo	$134,900	$101	67
22 Scott St	0.43mi	3/2.0	1,248 (-4%)	6mo	$287,000	$230	64
21 Hovey Ave	0.51mi	3/1.5	1,221 (-6%)	4mo	$245,000	$201	61
115 Railroad Ave	0.58mi	3/1.0	1,338 (+3%)	10mo	$149,460	$112	60
5 Carey Ave	0.48mi	3/2.0	1,184 (-9%)	4mo	$125,000	$106	56
166 Church St	0.47mi	3/1.0	1,440 (+11%)	8mo	$240,000	$167	53
16 Snow St	0.47mi	2/1.0 (-1)	1,200 (-8%)	11mo	$105,000	$88	51
20 Carey Ave	0.51mi	3/1.0	1,493 (+15%)	8mo	$160,000	$107	45
84 Richmond Ave	0.64mi	2/1.5 (-1)	1,447 (+11%)	9mo	$155,000	$107	37

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

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.1%
• Equity multiple: 4.96×
• Total profit: $55,389
• Equity at exit: $17,122

10-year hold

• IRR: 77.1%
• Equity multiple: 10.13×
• Total profit: $127,799
• Equity at exit: $22,795

Cash invested: $14,000 (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 12090

• Home prices YoY: 0.5%
• Active inventory: 49
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $854

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $50,000 Active 65 DOM
2. 2026-06-18
   days on market $50,000 Active 64 DOM
3. 2026-06-17
   days on market $50,000 Active 63 DOM
4. 2026-06-16
   days on market $50,000 Active 62 DOM
5. 2026-06-15
   days on market $50,000 Active 61 DOM
6. 2026-06-14
   days on market $50,000 Active 59 DOM
7. 2026-06-12
   days on market $50,000 Active 58 DOM
8. 2026-06-09
   days on market $50,000 Active 55 DOM
9. 2026-06-08
   days on market $50,000 Active 54 DOM
10. 2026-06-07
    days on market $50,000 Active 53 DOM
11. 2026-06-04
    days on market $50,000 Active 49 DOM
12. 2026-06-02
    days on market $50,000 Active 48 DOM
13. 2026-06-01
    days on market $50,000 Active 47 DOM
14. 2026-05-31
    days on market $50,000 Active 46 DOM
15. 2026-05-31
    days on market $50,000 Active 45 DOM
16. 2026-04-14
    listed $50,000 Active 551-char remark

    Show marketing remark (551 chars)

    Opportunity awaits in Hoosick Falls! This property overlooks the Hoosic River. It has been fully gutted and is ready for your vision. Seller has already completed all interior demolition, offering a blank slate to design and finish to your specifications. Newer windows and doors have been installed in some of the property. Potential layout includes 3 bedrooms and 2 full bathrooms. Ideal for investors, flippers, or contractors looking for their next project. Cash only sale. Bring your plans and transform this property into like-new condition!

17. 2022-08-01
    historical
18. 2022-03-05
    listed $39,900 Active
19. 2004-10-08
    soldstatus $66,900
20. 2004-08-01
    historical
21. 2003-11-20
    listed $66,500

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,218
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$1,455
• Taxable income: $10,048
• Est. tax owed @ 24.0%: −$2,412
• After-tax cash flow: $7,834/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: Hoosick Falls Central School District
• NCES district ID: 3614760
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $54,349
• Composite: 44.44/100
• National rank: #6093
• State rank: #469 of 755 in NY

Livability — Hoosick Falls

• Score: 72/100
• State rank: #371
• US rank: #6412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoosick Falls, NY
• Population (ZIP): 5,874

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Romanian 6% Lithuanian 5% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.02%
• Current HPI: 218.9096
• Rent YoY: —
• Metro: —
• 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

-24.8% since first listed

6 events — show timeline

• 2026-04-14 Listed $50,000 Global MLS
• 2022-08-01 Listing Removed — Global MLS
• 2022-03-05 Listed $39,900 Global MLS
• 2004-10-08 Sold (MLS) $66,900 Global MLS
• 2004-08-01 Listing Removed — Global MLS
• 2003-11-20 Listed $66,500 Global MLS

Property tax history

+9.8%/yr

Latest (2025): $5,240 · +15.3% YoY. Source: county tax records.