20 La Claire St · Hudson Falls, NY 12839

$249,000

4 bd · 2.0 ba · 1,834 sqft · MultiFamily public records · 5 Days on market

Built 1900 8,712 sqft lot Est $202k · 23% over

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Why this score? — see what drove the D+ 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 +15.3/30.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks

Perfect 2 family for an investor looking for a well maintained 2 family. Good for owner occupied or saavy investor. Neat as a pin with a large landscaped yard, Plenty of off-street parking. Storage above the 1 1/2 car garage. New appliances, newer windows on first floor, freshly painted, newer flooring, both units have washer/dryer hookups. Separate utilities. 1st and 2nd floor are basically the same layout and condition. Garage is sold as is and will not be repaired.

Key facts

• Storage above garage
• Landscaped yard
• New appliances

Tags

• LANDSCAPED YARD
• OFF-STREET PARKING
• STORAGE ABOVE GARAGE
• NEW APPLIANCES
• NEWER WINDOWS
• WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Two total residential units
• Financial info: Owner pays sewer, water, and snow removal

Exterior

• Parking: Garage with about 1.5 garage spaces; Driveway; Paved parking; On-site storage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service with 100 Amp and 150 Amp options, circuit breakers and fuses
• Home design: Duplex; Living area approximately 1,834
• Construction: Aluminum siding; Stone foundation; Slate roof; Built with durable exterior materials
• Exterior features: Level, landscaped lot; Main road frontage approximately 60 feet; Garage(s) as additional structures

Interior

• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms (one full bath on the 1st floor and one full bath on the 2nd floor)
• Heating & cooling: Electric heating available; Forced air; Natural gas
• Interior features: Storm door(s); Partial unfinished basement with interior entry; Smoke detector(s)
• Laundry & utility: Electric dryer hookup; Washer hookup; Laundry room; In-bathroom laundry hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $249k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive. Per door: $46/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.6% below list).
• Recommended offer: $230k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% 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: crime D, employment D, amenities F.
• 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.
• Zoned schools: Hudson Falls Primary School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 429 students, 42% FRL); Hudson Falls Middle School (math 16% / reading 44%, grade F, #539 of 729 statewide, top 74%, 498 students, 39% FRL); Hudson Falls High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 694 students, 38% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 58 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $249k implies a 455% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,000 (7.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $201,740
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Main St	0.20mi	4/3.0	1,856 (+1%)	2mo	$90,000	$48	83
21-23 Maple Ave	0.55mi	4/2.0	1,914 (+4%)	0mo	$245,000	$128	67
17-19 Maple Ave	0.56mi	4/2.0	1,914 (+4%)	17mo	$220,000	$115	53
6 N Oak St	0.47mi	4/2.0	1,960 (+7%)	20mo	$191,000	$97	50
60 River St	0.52mi	4/2.0	1,740 (-5%)	23mo	$165,000	$95	48
3059 State Route 4	0.72mi	3/2.0 (-1)	1,720 (-6%)	13mo	$190,000	$110	40

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $141,569
• Equity at exit: $224,319

10-year hold

• IRR: 22.4%
• Equity multiple: 6.91×
• Total profit: $412,316
• Equity at exit: $483,752

Cash invested: $69,720 (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: 58
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$315 /mo · $3,774/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $93

Break-even live

Break-even rent $2,182

Max offer price $249,000

Occupancy floor 91%

Sensitivity live

Price	-10% $234	-5% $163	+0% $93	+5% $22	+10% $-48
Rent	-10% $-89	-5% $2	+0% $93	+5% $184	+10% $275
Rate	-1.0pp $218	-0.5pp $156	base $93	+0.5pp $28	+1.0pp $-37

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,300
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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   statusdays on market $249,000 Pending 5 DOM
2. 2026-06-18
   remarks 472-char remark
3. 2026-06-18
   days on market $249,000 Active 2 DOM
4. 2026-06-16
   remarks 425-char remark
5. 2026-06-16
   listed $249,000 Active 1 DOM

ⓘ 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: $3,774 · $315/mo
• Projected year-2 tax: $3,991 · $333/mo
• Expected delta: +$217/yr (+$18/mo · 5.8%)

ⓘ 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: −$13,948
• − Property taxes: −$3,774
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$7,244
• Taxable loss: −$3,027
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $1,842/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

+454.7% since first listed

2 events — show timeline

• 2026-06-15 Listed $249,000 Global MLS
• 1995-10-20 Sold (Public Records) $44,890 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,774 · +2.3% YoY. Source: county tax records.