27 Mechanic St · Hoosick Falls, NY 12090

$37,500

1 bd · 1.0 ba · 714 sqft · SingleFamily public records · 39 Days on market

Built 1885 8,712 sqft lot ↓ 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

UNIQUE OPPORTUNITY/STATELY VICT./WILL MAKE A BEAUTIF 1 FAM OR INCOME PRODUCING 2 FAM. LOVELY WOODWORK; 2YR OLD OHW FURN./ALUM SIDING/ HSE HAS HW FLRS; STAINED GLASS/NICE DETAIL/BEAUT.LOT/2C GAR/

Key facts

• 8,712 sq ft lot
• Parking
• Built 1885

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.3% vs local median 4.6% 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.
• Zoned schools: Hoosick Falls Elementary School (math 54% / reading 64%, grade B-, #745 of 2,108 statewide, top 39%, 398 students, 53% FRL); Hoosick Falls Middle School (325 students, 54% FRL); Hoosick Falls High School (math 87% / reading 82%, grade A, #379 of 1,100 statewide, top 36%, 329 students, 51% FRL) — zoned schools average 53% FRL vs 35% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 72% at this address vs 49% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Hoosick Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• In year one you build about $642 of equity ($259 loan paydown + $383 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.20% ✓
• Cap rate: 28.32%
• Cash-on-cash: 78.67%
• DSCR: 4.50
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 81.7%
• Equity multiple: 5.25×
• Total profit: $44,599
• Equity at exit: $12,842

10-year hold

• IRR: 82.5%
• Equity multiple: 10.76×
• Total profit: $102,452
• Equity at exit: $17,096

Cash invested: $10,500 (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: 53
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$197
• Tax est. 1.5%: −$47 /mo · $562/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $688

Break-even live

Break-even rent $328

Max offer price $37,500

Occupancy floor 38%

Sensitivity live

Price	-10% $714	-5% $701	+0% $688	+5% $675	+10% $662
Rent	-10% $594	-5% $641	+0% $688	+5% $736	+10% $783
Rate	-1.0pp $707	-0.5pp $698	base $688	+0.5pp $679	+1.0pp $669

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 4th St Hoosick Falls, NY	1.0	1.0	500	$1,199	$2.40	15d	1	0.63mi
152 Main St Hoosick Falls, NY	1.0	1.0	450	$1,200	$2.67	15d	1	0.83mi

Listing history 7 events

1. 2026-03-15
   status Pending
2. 2026-03-11
   price $37,500
3. 2026-02-04
   listed $40,000 Active
4. 2002-12-02
   soldstatus $45,000 194-char remark

   Show marketing remark (194 chars)

   UNIQUE OPPORTUNITY/STATELY VICT./WILL MAKE A BEAUTIF 1 FAM OR INCOME PRODUCING 2 FAM. LOVELY WOODWORK; 2YR OLD OHW FURN./ALUM SIDING/ HSE HAS HW FLRS; STAINED GLASS/NICE DETAIL/BEAUT.LOT/2C GAR/

5. 2002-10-03
   historical 194-char remark

   Show marketing remark (194 chars)

   UNIQUE OPPORTUNITY/STATELY VICT./WILL MAKE A BEAUTIF 1 FAM OR INCOME PRODUCING 2 FAM. LOVELY WOODWORK; 2YR OLD OHW FURN./ALUM SIDING/ HSE HAS HW FLRS; STAINED GLASS/NICE DETAIL/BEAUT.LOT/2C GAR/

6. 2001-12-13
   soldstatus $6,000
7. 2001-05-09
   listed $49,900 194-char remark

   Show marketing remark (194 chars)

   UNIQUE OPPORTUNITY/STATELY VICT./WILL MAKE A BEAUTIF 1 FAM OR INCOME PRODUCING 2 FAM. LOVELY WOODWORK; 2YR OLD OHW FURN./ALUM SIDING/ HSE HAS HW FLRS; STAINED GLASS/NICE DETAIL/BEAUT.LOT/2C GAR/

ⓘ 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: $14,393
• − Mortgage interest: −$2,101
• − Property taxes: −$562
• − Insurance: −$188
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,091
• Taxable income: $8,148
• Est. tax owed @ 24.0%: −$1,956
• After-tax cash flow: $6,305/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

7 events — show timeline

• 2026-03-15 Pending — Global MLS
• 2026-03-11 Price Changed $37,500 Global MLS
• 2026-02-04 Listed $40,000 Global MLS
• 2002-12-02 Sold (MLS) $45,000 Global MLS
• 2002-10-03 Listing Removed — Global MLS
• 2001-12-13 Sold (Public Records) $6,000 Public Records
• 2001-05-09 Listed $49,900 Global MLS

Property tax history

+8.9%/yr

Latest (2025): $2,037 · -2.7% YoY. Source: county tax records.