11 Nixon St · Hoosick Falls, NY 12090

$165,000

2 bd · 1.5 ba · 1,640 sqft · SingleFamily public records · 36 Days on market

Built 1870 9,583 sqft lot $101/sqft · 15% below area Est $195k · 15% under

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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).

• ARV discount +14.3/15.0
• Cash flow +9.2/30.0
• Appreciation +5.5/10.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located on a dead-end street this large family home has room to entertain. 3 Bedrooms, 1 and half bath. Plenty of seating for family dinners or host backyard bar-b-ques in your large fenced in backyard. Front Enclosed Porch, first floor laundry and one car garage are some of the benefits to this home.

Key facts

• Off street parking
• Fenced in back yard
• 9,583 sq ft lot

Tags

• FENCED IN BACK YARD
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Detached garage; Total of 4 parking spaces; 1 garage space
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Cable available
• Home design: Single family residence; Entry on first level
• Construction: Masonite exterior; Asphalt roof; Unfinished basement
• Exterior features: Covered pressure-treated deck; Storm doors; Privacy backyard fencing; Back yard fencing; Garage(s) on property

Interior

• Kitchen: Electric oven; Refrigerator; Electric water heater
• Bedrooms: Bedroom on first floor; Bedroom on second floor; Bedroom on second floor
• Flooring: Tile; Carpet; Linoleum
• Bathrooms: One full bathroom on second floor; One half bathroom on first floor
• Heating & cooling: Hot water heating; Pellet stove heating; Zoned heating; Window unit cooling
• Interior features: High speed internet; Pellet stove
• Laundry & utility: Main level laundry room; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (13.1% below list).
• Recommended offer: $143k (13.3% below list) — sets the bar for cash-flow.

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 $3k of equity ($1k loan paydown + $2k 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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,060 (13.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — 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. 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?
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: 0.87% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 9.6

CMA / ARV

• ARV (median comp): $194,536
• List price: $165,000
• Delta: -15.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Main St	0.32mi	3/1.5 (+1)	1,684 (+3%)	8mo	$255,000	$151	69
12 Mccaffrey St	0.41mi	2/2.5	1,607 (-2%)	9mo	$220,000	$137	66
6 1st St	0.28mi	3/1.5 (+1)	1,510 (-8%)	13mo	$152,600	$101	58
3 Estabrook Ave	0.39mi	3/2.0 (+1)	1,515 (-8%)	6mo	$192,000	$127	57
2 Cummings St	0.58mi	3/1.5 (+1)	1,597 (-3%)	8mo	$305,000	$191	57
61 High St	0.51mi	3/1.5 (+1)	1,738 (+6%)	7mo	$165,000	$95	56
26 Seward St	0.54mi	3/2.0 (+1)	1,600 (-2%)	12mo	$215,000	$134	54
20 Carey Ave	0.41mi	3/1.0 (+1)	1,493 (-9%)	8mo	$160,000	$107	52
79 High St	0.55mi	3/2.0 (+1)	1,755 (+7%)	9mo	$309,000	$176	48
166 Church St	0.41mi	3/1.0 (+1)	1,440 (-12%)	8mo	$240,000	$167	47
72 Wilder Ave	0.57mi	3/1.0 (+1)	1,762 (+7%)	11mo	$125,000	$71	45
84 Richmond Ave	0.71mi	2/1.5	1,447 (-12%)	9mo	$155,000	$107	39

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: -2.0%
• Equity multiple: 0.90×
• Total profit: $-4,568
• Equity at exit: $56,503

10-year hold

• IRR: 3.1%
• Equity multiple: 1.38×
• Total profit: $17,402
• Equity at exit: $75,222

Cash invested: $46,200 (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 12090

• Home prices YoY: 0.5%
• Active inventory: 49
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$323 /mo · $3,871/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-124

Break-even live

Break-even rent $1,591

Max offer price $143,060

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $165,000 Active 36 DOM
2. 2026-06-18
   days on market $165,000 Active 35 DOM
3. 2026-06-17
   days on market $165,000 Active 34 DOM
4. 2026-06-16
   days on market $165,000 Active 33 DOM
5. 2026-06-15
   days on market $165,000 Active 32 DOM
6. 2026-06-14
   days on market $165,000 Active 30 DOM
7. 2026-06-12
   remarks 479-char remark
8. 2026-06-12
   days on market $165,000 Active 29 DOM
9. 2026-06-09
   days on market $165,000 Active 26 DOM
10. 2026-06-08
    days on market $165,000 Active 25 DOM
11. 2026-06-07
    pricedays on market $165,000 Active 24 DOM
12. 2026-06-04
    days on market $169,000 Active 20 DOM
13. 2026-06-02
    days on market $169,000 Active 19 DOM
14. 2026-06-01
    days on market $169,000 Active 18 DOM
15. 2026-05-31
    days on market $169,000 Active 17 DOM
16. 2026-05-31
    days on market $169,000 Active 16 DOM
17. 2026-05-14
    listed $169,000 Active 250-char remark
18. 2023-09-19
    soldstatus $150,000
19. 2023-09-15
    soldstatus $150,000 Closed 302-char remark

    Show marketing remark (302 chars)

    Located on a dead-end street this large family home has room to entertain. 3 Bedrooms, 1 and half bath. Plenty of seating for family dinners or host backyard bar-b-ques in your large fenced in backyard. Front Enclosed Porch, first floor laundry and one car garage are some of the benefits to this home.

20. 2023-07-20
    status Pending 302-char remark

    Show marketing remark (302 chars)

    Located on a dead-end street this large family home has room to entertain. 3 Bedrooms, 1 and half bath. Plenty of seating for family dinners or host backyard bar-b-ques in your large fenced in backyard. Front Enclosed Porch, first floor laundry and one car garage are some of the benefits to this home.

21. 2023-07-12
    listed $150,000 Active 302-char remark

    Show marketing remark (302 chars)

    Located on a dead-end street this large family home has room to entertain. 3 Bedrooms, 1 and half bath. Plenty of seating for family dinners or host backyard bar-b-ques in your large fenced in backyard. Front Enclosed Porch, first floor laundry and one car garage are some of the benefits to this home.

22. 1998-04-17
    soldstatus $49,000
23. 1998-04-10
    soldstatus $49,000

    Show marketing remark (102 chars)

    A GREAT FAMILY HOME WITH NEW ROOF AND NEW FURNACE. FENCED BACK YARD. AFFORDABLY PRICED. Good Condition

24. 1998-02-03
    historical

    Show marketing remark (102 chars)

    A GREAT FAMILY HOME WITH NEW ROOF AND NEW FURNACE. FENCED BACK YARD. AFFORDABLY PRICED. Good Condition

25. 1997-09-19
    listed $52,000

    Show marketing remark (102 chars)

    A GREAT FAMILY HOME WITH NEW ROOF AND NEW FURNACE. FENCED BACK YARD. AFFORDABLY PRICED. 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: $3,871 · $323/mo
• Projected year-2 tax: $3,871 · $323/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $17,201
• − Mortgage interest: −$9,243
• − Property taxes: −$3,871
• − Insurance: −$825
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,800
• Taxable loss: −$4,290
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $-461/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

+217.3% since first listed

10 events — show timeline

• 2026-06-05 Price Changed $165,000 Global MLS
• 2026-05-14 Listed $169,000 Global MLS
• 2023-09-19 Sold (Public Records) $150,000 Public Records
• 2023-09-15 Sold (MLS) $150,000 Global MLS
• 2023-07-20 Pending — Global MLS
• 2023-07-12 Listed $150,000 Global MLS
• 1998-04-17 Sold (Public Records) $49,000 Public Records
• 1998-04-10 Sold (MLS) $49,000 Global MLS
• 1998-02-03 Listing Removed — Global MLS
• 1997-09-19 Listed $52,000 Global MLS

Property tax history

+3.8%/yr

Latest (2025): $3,871 · -2.8% YoY. Source: county tax records.