9 School St · Hudson Falls, NY 12839

$150,000

4 bd · 2.0 ba · 1,756 sqft · MultiFamily public records · 181 Days on market

Built 1920 8,276 sqft lot $85/sqft · 55% below area

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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
• 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

Money Maker with great long term tenants. Rents can be increased to market value. 2 Family with 3 Bedrooms in each unit. Some upgrades recent to second floor. Also, hot water heater and sump pump. Detached garage with plenty of off street parking. Solid rental property close to shopping, busses, restaurants. Unit 2 is leased until 3/26 1 St floor rent $1050 2 nd floor rent $950 Owner is a licensed Realtor.

Key facts

• Recent upgrades
• Off street parking
• Sump pump

Tags

• RECENT UPGRADES
• HOT WATER HEATER
• SUMP PUMP
• DETACHED GARAGE
• OFF STREET PARKING
• SOLID RENTAL PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $577/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 15.52%
• Cash-on-cash: 32.94%
• DSCR: 2.47
• GRM: 4.4

CMA / ARV

• ARV (median comp): $330,601
• List price: $150,000
• Delta: -51.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21-23 Maple Ave	0.13mi	4/2.0	1,914 (+9%)	0mo	$245,000	$128	78
3 Hudson Pl	0.27mi	5/2.0 (+1)	1,820 (+4%)	2mo	$180,000	$99	74
280 Main St	0.37mi	4/3.0	1,856 (+6%)	2mo	$90,000	$48	68
17-19 Maple Ave	0.13mi	4/2.0	1,914 (+9%)	16mo	$220,000	$115	65
6 N Oak St	0.11mi	4/2.0	1,960 (+12%)	20mo	$191,000	$97	58
60 River St	0.52mi	4/2.0	1,740 (-1%)	23mo	$165,000	$95	55
8 Hudson Pl	0.28mi	4/2.0	1,994 (+14%)	18mo	$152,500	$76	49
29 Oak St	0.49mi	4/2.0	2,000 (+14%)	22mo	$160,000	$80	35

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: 49.5%
• Equity multiple: 4.70×
• Total profit: $155,208
• Equity at exit: $135,132

10-year hold

• IRR: 43.2%
• Equity multiple: 10.51×
• Total profit: $399,458
• Equity at exit: $291,417

Cash invested: $42,000 (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 12839

• Home prices YoY: 8.5%
• Active inventory: 55
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,837 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$239 /mo · $2,869/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $1,153

Break-even live

Break-even rent $1,377

Max offer price $150,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,838
Total (2 units)			$2,837

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-18
   days on market $150,000 Active 181 DOM
2. 2026-06-17
   price $150,000 Active 180 DOM
3. 2026-06-17
   days on market $160,000 Active 180 DOM
4. 2026-06-16
   days on market $160,000 Active 179 DOM
5. 2026-06-15
   days on market $160,000 Active 178 DOM
6. 2026-06-14
   days on market $160,000 Active 176 DOM
7. 2026-06-13
   days on market $160,000 Active 175 DOM
8. 2026-06-10
   days on market $160,000 Active 173 DOM
9. 2026-06-09
   days on market $160,000 Active 172 DOM
10. 2026-06-08
    days on market $160,000 Active 171 DOM
11. 2026-06-07
    days on market $160,000 Active 170 DOM
12. 2026-06-03
    days on market $160,000 Active 166 DOM
13. 2026-06-02
    days on market $160,000 Active 165 DOM
14. 2026-06-01
    days on market $160,000 Active 164 DOM
15. 2026-05-31
    days on market $160,000 Active 163 DOM
16. 2026-05-31
    days on market $160,000 Active 162 DOM
17. 2025-12-17
    listed $180,000 Active 416-char remark

    Show marketing remark (416 chars)

    Money Maker with great long term tenants. Rents can be increased to market value. 2 Family with 3 Bedrooms in each unit. Some upgrades recent to second floor. Also, hot water heater and sump pump. Detached garage with plenty of off street parking. Solid rental property close to shopping, busses, restaurants. Unit 2 is leased until 3/26 1 St floor rent $1050 2 nd floor rent $950 Owner is a licensed Realtor.

18. 2023-04-27
    soldstatus $110,000 Closed 365-char remark

    Show marketing remark (365 chars)

    Two family dwelling located in the heart of Hudson Falls. Each unit is a 3 bedroom with 1 Full Baths, hard wood floors. 2nd Floor updated 3 years ago to include new sheet rock, paint, fixers, Hot water heater, washer and dryer hook also update kitchen with kitchen cabinets. Exterior paint 2 years ago. Both tenants are on a month to month. Total income $2000.

19. 2023-03-29
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Two family dwelling located in the heart of Hudson Falls. Each unit is a 3 bedroom with 1 Full Baths, hard wood floors. 2nd Floor updated 3 years ago to include new sheet rock, paint, fixers, Hot water heater, washer and dryer hook also update kitchen with kitchen cabinets. Exterior paint 2 years ago. Both tenants are on a month to month. Total income $2000.

20. 2023-02-22
    status Pending 365-char remark

    Show marketing remark (365 chars)

    Two family dwelling located in the heart of Hudson Falls. Each unit is a 3 bedroom with 1 Full Baths, hard wood floors. 2nd Floor updated 3 years ago to include new sheet rock, paint, fixers, Hot water heater, washer and dryer hook also update kitchen with kitchen cabinets. Exterior paint 2 years ago. Both tenants are on a month to month. Total income $2000.

21. 2023-01-30
    listed $119,000 Active 365-char remark

    Show marketing remark (365 chars)

    Two family dwelling located in the heart of Hudson Falls. Each unit is a 3 bedroom with 1 Full Baths, hard wood floors. 2nd Floor updated 3 years ago to include new sheet rock, paint, fixers, Hot water heater, washer and dryer hook also update kitchen with kitchen cabinets. Exterior paint 2 years ago. Both tenants are on a month to month. Total income $2000.

22. 2014-07-31
    historical
23. 2013-07-30
    listed $129,000
24. 2013-02-28
    historical
25. 2012-09-04
    listed $125,500
26. 2012-01-31
    historical
27. 2011-07-05
    listed $134,900
28. 2011-01-30
    historical
29. 2009-01-19
    listed $131,500
30. 2008-11-09
    historical
31. 2006-11-09
    listed $134,400
32. 2005-09-27
    soldstatus $107,000
33. 2005-09-09
    soldstatus $107,000
34. 2005-04-15
    listed $109,900
35. 2000-08-09
    soldstatus $58,300
36. 2000-07-27
    soldstatus $53,900
37. 2000-02-19
    listed $64,900

ⓘ 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: $2,869 · $239/mo
• Projected year-2 tax: $2,869 · $239/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: $34,044
• − Mortgage interest: −$8,402
• − Property taxes: −$2,869
• − Insurance: −$750
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − Depreciation: −$4,364
• Taxable income: $12,212
• Est. tax owed @ 24.0%: −$2,931
• After-tax cash flow: $10,906/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

+177.3% since first listed

21 events — show timeline

• 2025-12-17 Listed $180,000 Global MLS
• 2023-04-27 Sold (MLS) $110,000 Global MLS
• 2023-03-29 Pending — Global MLS
• 2023-02-22 Pending — Global MLS
• 2023-01-30 Listed $119,000 Global MLS
• 2014-07-31 Listing Removed — Global MLS
• 2013-07-30 Listed $129,000 Global MLS
• 2013-02-28 Listing Removed — Global MLS
• 2012-09-04 Listed $125,500 Global MLS
• 2012-01-31 Listing Removed — Global MLS
• 2011-07-05 Listed $134,900 Global MLS
• 2011-01-30 Listing Removed — Global MLS
• 2009-01-19 Listed $131,500 Global MLS
• 2008-11-09 Listing Removed — Global MLS
• 2006-11-09 Listed $134,400 Global MLS
• 2005-09-27 Sold (Public Records) $107,000 Public Records
• 2005-09-09 Sold (MLS) $107,000 Global MLS
• 2005-04-15 Listed $109,900 Global MLS
• 2000-08-09 Sold (Public Records) $58,300 Public Records
• 2000-07-27 Sold (MLS) $53,900 Global MLS
• 2000-02-19 Listed $64,900 Global MLS

Property tax history

-1.5%/yr

Latest (2025): $2,869 · -0.2% YoY. Source: county tax records.