33 River Rd · Hoosick Falls, NY 12090

$89,000

7 bd · 3.0 ba · 4,084 sqft · MultiFamily public records · 32 Days on market

Built 1875 0.61 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Solid brick three-unit apartment building on a quiet street on over a half acre. The lot is level and offers plenty of room for parking, and has a horseshoe drive at the front. The house is sold as-is and requires a full renovation. Cash or renovation loan.

Key facts

• Quiet street
• Level lot
• Horseshoe drive

Tags

• BRICK APARTMENT BUILDING
• QUIET STREET
• LEVEL LOT
• HORSESHOE DRIVE
• FULL RENOVATION

Property features AI

Finance

• Financial info: 3 total units; Tenants pay hot water, heat, internet, electricity and gas; Owner pays water, sewer and trash collection

Exterior

• Parking: Off-street parking for 8 vehicles
• Utilities: Public water; Public sewer; Electric: Single phase service with 150 amp panel and circuit breakers; Cable available
• Home design: Triplex; Brick construction; Stone foundation
• Construction: Brick exterior; Stone foundation; Rolled/Hot Mop roof
• Exterior features: Rolled/Hot Mop roof; Level lot; Road frontage (314 ft)

Interior

• Kitchen: Unit 1: 1 kitchen (1st floor); Unit 2: 1 kitchen (2nd floor); Unit 3: 1 kitchen (2nd floor)
• Bedrooms: Unit 1: 4 bedrooms (all on 1st floor); Unit 2: 1 bedroom (2nd floor); Unit 3: 2 bedrooms (2nd floor)
• Flooring: Hardwood flooring; Linoleum flooring
• Bathrooms: 3 full bathrooms total; Unit 1: 1 full bath (1st floor); Unit 2: 1 full bath (2nd floor); Unit 3: 1 full bath (2nd floor)
• Heating & cooling: Pellet stove heating; Propane heating; Space heaters
• Interior features: High speed internet; Basement with exterior entry and Bilco doors; Full basement
• Laundry & utility: Laundry located on main level

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $89k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.6% 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.
• 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 High School (math 87% / reading 82%, grade A, #379 of 1,100 statewide, top 36%, 329 students, 51% FRL) — zoned schools average 52% 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: 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 $2k of equity ($615 loan paydown + $908 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 $25k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1875 — 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 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: 4.81% ✓
• Cap rate: 43.63%
• Cash-on-cash: 133.35%
• DSCR: 6.93
• GRM: 1.7

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: —
• Equity multiple: 8.15×
• Total profit: $178,196
• Equity at exit: $30,477

10-year hold

• IRR: —
• Equity multiple: 17.03×
• Total profit: $399,369
• Equity at exit: $40,574

Cash invested: $24,920 (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: 5.2×

Monthly cashflow live

• Estimated rent: $4,284 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $2,769

Break-even live

Break-even rent $779

Max offer price $89,000

Occupancy floor 30%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,284
Total (3 units)			$4,284

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $89,000 Active 32 DOM
2. 2026-06-18
   days on market $89,000 Active 31 DOM
3. 2026-06-17
   days on market $89,000 Active 30 DOM
4. 2026-06-16
   days on market $89,000 Active 29 DOM
5. 2026-06-15
   days on market $89,000 Active 28 DOM
6. 2026-06-14
   days on market $89,000 Active 26 DOM
7. 2026-06-12
   days on market $89,000 Active 25 DOM
8. 2026-06-09
   days on market $89,000 Active 22 DOM
9. 2026-06-08
   days on market $89,000 Active 21 DOM
10. 2026-06-07
    days on market $89,000 Active 20 DOM
11. 2026-06-04
    days on market $89,000 Active 16 DOM
12. 2026-06-02
    days on market $89,000 Active 15 DOM
13. 2026-06-01
    days on market $89,000 Active 14 DOM
14. 2026-05-31
    days on market $89,000 Active 13 DOM
15. 2026-05-31
    days on market $89,000 Active 12 DOM
16. 2026-05-16
    listed $89,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $51,408
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$4,113
• − Management: −$4,113
• − Depreciation: −$2,589
• Taxable income: $33,828
• Est. tax owed @ 24.0%: −$8,119
• After-tax cash flow: $25,113/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

1 event — show timeline

• 2026-05-16 Listed $89,000 Global MLS

Property tax history

+2.1%/yr

Latest (2025): $5,722 · +6.3% YoY. Source: county tax records.