87 John St · Hudson Falls, NY 12839

$65,000

3 bd · 2.0 ba · 1,588 sqft · MultiFamily public records · 331 Days on market

Built 1930 4,356 sqft lot $41/sqft · 81% below area

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome To 87 John St! This Duplex Is Located In The Heart Of Hudson Falls, Ny. This Parcel Features: - The Top Unit Having One Bedroom And One Bath. - The Bottom Unit Having Two Bedroom And One Bath. - Ample Storage Space Throughout, In Both The Unit's. - Front And Backyard. As Is. Vacant.

Key facts

• Ample storage space
• Front and backyard
• Duplex

Tags

• DUPLEX
• HEART OF HUDSON FALLS
• AMPLE STORAGE SPACE
• FRONT AND BACKYARD

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $600/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.5% vs local median 4.3% in Hudson 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 69/100 on livability (#481 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: schools C-, crime D, employment D.
• Hudson Falls Central School District (suburban): math 39% / reading 47% proficiency, ranked #486 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.54% ✓
• Cap rate: 28.45%
• Cash-on-cash: 79.15%
• DSCR: 4.52
• GRM: 2.4

CMA / ARV

• ARV (median comp): $334,599
• List price: $65,000
• Delta: -80.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
542 Lower Oak St	0.36mi	4/1.0 (+1)	1,712 (+8%)	7mo	$289,000	$169	55
430 Lower Main St	0.30mi	4/2.0 (+1)	1,813 (+14%)	22mo	$160,000	$88	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 89.2%
• Equity multiple: 7.15×
• Total profit: $111,994
• Equity at exit: $58,557

10-year hold

• IRR: 84.0%
• Equity multiple: 15.83×
• Total profit: $269,954
• Equity at exit: $126,281

Cash invested: $18,200 (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 12839

• Home prices YoY: 8.5%
• Active inventory: 55
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $1,200

Break-even live

Break-even rent $780

Max offer price $65,000

Occupancy floor 43%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,150
1× unit	2	1	$1,150
Total (2 units)			$2,300

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $65,000 Active 331 DOM
2. 2026-06-17
   days on market $65,000 Active 330 DOM
3. 2026-06-16
   days on market $65,000 Active 329 DOM
4. 2026-06-15
   days on market $65,000 Active 328 DOM
5. 2026-06-14
   days on market $65,000 Active 326 DOM
6. 2026-06-13
   days on market $65,000 Active 325 DOM
7. 2026-06-10
   days on market $65,000 Active 323 DOM
8. 2026-06-09
   days on market $65,000 Active 322 DOM
9. 2026-06-08
   days on market $65,000 Active 321 DOM
10. 2026-06-07
    days on market $65,000 Active 320 DOM
11. 2026-06-03
    days on market $65,000 Active 316 DOM
12. 2026-06-02
    days on market $65,000 Active 315 DOM
13. 2026-06-01
    days on market $65,000 Active 314 DOM
14. 2026-05-31
    days on market $65,000 Active 313 DOM
15. 2026-05-31
    days on market $65,000 Active 312 DOM
16. 2026-04-23
    price $65,000 312-char remark

    Show marketing remark (312 chars)

    Welcome To 87 John St! This Duplex Is Located In The Heart Of Hudson Falls, Ny. This Parcel Features: - The Top Unit Having One Bedroom And One Bath. - The Bottom Unit Having Two Bedroom And One Bath. - Ample Storage Space Throughout, In Both The Unit's. - Front And Backyard. As Is. Vacant.

17. 2026-01-20
    price $69,900 312-char remark

    Show marketing remark (312 chars)

    Welcome To 87 John St! This Duplex Is Located In The Heart Of Hudson Falls, Ny. This Parcel Features: - The Top Unit Having One Bedroom And One Bath. - The Bottom Unit Having Two Bedroom And One Bath. - Ample Storage Space Throughout, In Both The Unit's. - Front And Backyard. As Is. Vacant.

18. 2025-07-23
    listed $79,900 Active 312-char remark

    Show marketing remark (312 chars)

    Welcome To 87 John St! This Duplex Is Located In The Heart Of Hudson Falls, Ny. This Parcel Features: - The Top Unit Having One Bedroom And One Bath. - The Bottom Unit Having Two Bedroom And One Bath. - Ample Storage Space Throughout, In Both The Unit's. - Front And Backyard. As Is. Vacant.

19. 2005-09-21
    soldstatus $57,500
20. 2003-06-01
    historical
21. 2002-08-26
    listed $49,000
22. 2002-06-01
    historical
23. 2001-10-25
    listed $48,850
24. 1999-08-18
    soldstatus $52,000
25. 1999-07-28
    soldstatus $52,000
26. 1999-04-09
    listed $62,000
27. 1998-11-27
    soldstatus $21,000
28. 1998-11-13
    historical
29. 1997-11-13
    listed $44,921

ⓘ 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: $2,983 · $249/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$3,641
• − Property taxes: −$2,983
• − Insurance: −$325
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$1,891
• Taxable income: $14,344
• Est. tax owed @ 24.0%: −$3,442
• After-tax cash flow: $10,963/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 Falls Central School District
• NCES district ID: 3614970
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $46,019
• Composite: 36.57/100
• National rank: #4635
• State rank: #486 of 590 in NY

Livability — Hudson Falls

• Score: 69/100
• State rank: #481
• US rank: #8482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson Falls, NY
• Population (ZIP): 13,618

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 8% Slovak 5% Estonian 3%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% German/W. Germanic 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.92%
• Current HPI: 331.6315
• 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

+44.7% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $65,000 Global MLS
• 2026-01-20 Price Changed $69,900 Global MLS
• 2025-07-23 Listed $79,900 Global MLS
• 2005-09-21 Sold (Public Records) $57,500 Public Records
• 2003-06-01 Listing Removed — Global MLS
• 2002-08-26 Listed $49,000 Global MLS
• 2002-06-01 Listing Removed — Global MLS
• 2001-10-25 Listed $48,850 Global MLS
• 1999-08-18 Sold (Public Records) $52,000 Public Records
• 1999-07-28 Sold (MLS) $52,000 Global MLS
• 1999-04-09 Listed $62,000 Global MLS
• 1998-11-27 Sold (Public Records) $21,000 Public Records
• 1998-11-13 Listing Removed — Global MLS
• 1997-11-13 Listed $44,921 Global MLS

Property tax history

+4.5%/yr

Latest (2025): $2,983 · +6.3% YoY. Source: county tax records.