84 High St · Hoosick Falls, NY 12090

$119,900

4 bd · 1.5 ba · 2,076 sqft · SingleFamily public records · 293 Days on market

Built 1869 0.48 ac lot $58/sqft · 46% below area Est $221k · 46% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +6.5/10.0
• 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

Diamond in the rough this 3-bedroom 2-bath 2,076 Sq Ft home with just under 1/2-acre flat lot. This is a great investment for the first time home buyer family that needs more room or the investor or flipper. Located in a nice village neighborhood with a large backyard that is less than 15 minutes to Cambridge, NY or Bennington, VT. This is not an FHA or USDA home looking for conventional or cash buyer.

Key facts

• Large backyard
• Village neighborhood
• 0.48 acre lot

Tags

• LARGE BACKYARD
• VILLAGE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 $2k of equity ($829 loan paydown + $1k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 293 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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.
• Current owner paid $74k; list at $120k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1869 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 293 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 6.3

CMA / ARV

• ARV (median comp): $220,904
• List price: $119,900
• Delta: -45.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Lyman St	0.36mi	3/1.5 (-1)	1,990 (-4%)	6mo	$195,500	$98	66
46 Lyman St	0.34mi	5/1.0 (+1)	2,040 (-2%)	20mo	$103,500	$51	57
101 Main St	0.62mi	4/1.5	2,120 (+2%)	23mo	$233,000	$110	48
37 Center St	0.68mi	4/2.0	1,892 (-9%)	7mo	$197,000	$104	46
44 Ball St	0.70mi	5/1.0 (+1)	1,956 (-6%)	9mo	$249,000	$127	43
52 Albany St	0.58mi	4/2.5	1,920 (-8%)	23mo	$315,000	$164	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: 7.4%
• Equity multiple: 1.38×
• Total profit: $12,723
• Equity at exit: $41,059

10-year hold

• IRR: 11.6%
• Equity multiple: 2.42×
• Total profit: $47,602
• Equity at exit: $54,662

Cash invested: $33,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$415 /mo · $4,978/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $160

Break-even live

Break-even rent $1,384

Max offer price $119,900

Occupancy floor 85%

Sensitivity live

Price	-10% $228	-5% $194	+0% $160	+5% $126	+10% $92
Rent	-10% $34	-5% $97	+0% $160	+5% $222	+10% $285
Rate	-1.0pp $220	-0.5pp $190	base $160	+0.5pp $129	+1.0pp $97

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $119,900 Pending 293 DOM
2. 2026-06-09
   days on market $119,900 Active 290 DOM
3. 2026-06-08
   days on market $119,900 Active 289 DOM
4. 2026-06-07
   days on market $119,900 Active 288 DOM
5. 2026-06-04
   days on market $119,900 Active 284 DOM
6. 2026-06-02
   days on market $119,900 Active 283 DOM
7. 2026-06-01
   days on market $119,900 Active 282 DOM
8. 2026-05-31
   days on market $119,900 Active 281 DOM
9. 2026-05-31
   days on market $119,900 Active 280 DOM
10. 2026-05-12
    status Active 405-char remark

    Show marketing remark (405 chars)

    Diamond in the rough this 3-bedroom 2-bath 2,076 Sq Ft home with just under 1/2-acre flat lot. This is a great investment for the first time home buyer family that needs more room or the investor or flipper. Located in a nice village neighborhood with a large backyard that is less than 15 minutes to Cambridge, NY or Bennington, VT. This is not an FHA or USDA home looking for conventional or cash buyer.

11. 2026-03-18
    historical Contingent 405-char remark

    Show marketing remark (405 chars)

    Diamond in the rough this 3-bedroom 2-bath 2,076 Sq Ft home with just under 1/2-acre flat lot. This is a great investment for the first time home buyer family that needs more room or the investor or flipper. Located in a nice village neighborhood with a large backyard that is less than 15 minutes to Cambridge, NY or Bennington, VT. This is not an FHA or USDA home looking for conventional or cash buyer.

12. 2025-09-16
    status Active 405-char remark

    Show marketing remark (405 chars)

    Diamond in the rough this 3-bedroom 2-bath 2,076 Sq Ft home with just under 1/2-acre flat lot. This is a great investment for the first time home buyer family that needs more room or the investor or flipper. Located in a nice village neighborhood with a large backyard that is less than 15 minutes to Cambridge, NY or Bennington, VT. This is not an FHA or USDA home looking for conventional or cash buyer.

13. 2025-09-08
    status Pending 405-char remark

    Show marketing remark (405 chars)

    Diamond in the rough this 3-bedroom 2-bath 2,076 Sq Ft home with just under 1/2-acre flat lot. This is a great investment for the first time home buyer family that needs more room or the investor or flipper. Located in a nice village neighborhood with a large backyard that is less than 15 minutes to Cambridge, NY or Bennington, VT. This is not an FHA or USDA home looking for conventional or cash buyer.

14. 2025-08-12
    listed $119,900 Active 405-char remark

    Show marketing remark (405 chars)

    Diamond in the rough this 3-bedroom 2-bath 2,076 Sq Ft home with just under 1/2-acre flat lot. This is a great investment for the first time home buyer family that needs more room or the investor or flipper. Located in a nice village neighborhood with a large backyard that is less than 15 minutes to Cambridge, NY or Bennington, VT. This is not an FHA or USDA home looking for conventional or cash buyer.

15. 2001-10-31
    soldstatus $74,000 207-char remark

    Show marketing remark (207 chars)

    HAS MANY POSSIBILITIES. COULD BE A LARGE 4 BEDROOM 2 BATH ONE FAMILY HOME OR A OWNER OCCUPIED 2 FAMILY HOME. LIVE DOWNSTAIRS AND RENT UPSTAIRS OR HAVE AN INLAW APARTMENT. 1/2 ACRE VILLAGE LOT. Good Condition

16. 2001-10-25
    soldstatus $68,000
17. 2001-09-17
    historical 207-char remark

    Show marketing remark (207 chars)

    HAS MANY POSSIBILITIES. COULD BE A LARGE 4 BEDROOM 2 BATH ONE FAMILY HOME OR A OWNER OCCUPIED 2 FAMILY HOME. LIVE DOWNSTAIRS AND RENT UPSTAIRS OR HAVE AN INLAW APARTMENT. 1/2 ACRE VILLAGE LOT. Good Condition

18. 2001-05-18
    listed $74,900 207-char remark

    Show marketing remark (207 chars)

    HAS MANY POSSIBILITIES. COULD BE A LARGE 4 BEDROOM 2 BATH ONE FAMILY HOME OR A OWNER OCCUPIED 2 FAMILY HOME. LIVE DOWNSTAIRS AND RENT UPSTAIRS OR HAVE AN INLAW APARTMENT. 1/2 ACRE VILLAGE LOT. Good Condition

ⓘ 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: $4,978 · $415/mo
• Projected year-2 tax: $4,978 · $415/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $19,038
• − Mortgage interest: −$6,716
• − Property taxes: −$4,978
• − Insurance: −$600
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$3,488
• Taxable income: $210
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $1,867/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

+60.1% since first listed

9 events — show timeline

• 2026-05-12 Relisted — Global MLS
• 2026-03-18 Contingent — Global MLS
• 2025-09-16 Relisted — Global MLS
• 2025-09-08 Pending — Global MLS
• 2025-08-12 Listed $119,900 Global MLS
• 2001-10-31 Sold (MLS) $74,000 Global MLS
• 2001-10-25 Sold (Public Records) $68,000 Public Records
• 2001-09-17 Listing Removed — Global MLS
• 2001-05-18 Listed $74,900 Global MLS

Property tax history

+4.5%/yr

Latest (2025): $4,978 · -2.7% YoY. Source: county tax records.