1 Griffin Ave · Hoosick Falls, NY 12090

$85,000

6 bd · 2.0 ba · 3,980 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.33 ac lot

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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
• ARV discount +7.5/15.0
• 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

Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing may be available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!

Key facts

• Two units
• Massive duplex
• Spacious layout

Tags

• MASSIVE DUPLEX
• TWO UNITS
• SOARING HIGH CEILINGS
• SPACIOUS LAYOUT

Property features AI

Exterior

• Parking: Driveway (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Entry on the first level
• Construction: Construction materials: Other
• Exterior features: Unfinished basement; Lot approximately 0.33 acre

Interior

• Kitchen: Dishwasher; Electric oven; Range; Refrigerator
• Bedrooms: One bedroom on the first floor; Three bedrooms on the second floor
• Bathrooms: 4 full bathrooms (located on first and second floors)
• Heating & cooling: Forced air heating
• Interior features: 10 total rooms; Two fireplaces
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 15.4% 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 $1k of equity ($588 loan paydown + $867 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 18y 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 $46k; list at $85k implies a 87% 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 $85,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.84% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.60%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

• ARV (median comp): $185,143
• List price: $85,000
• Delta: -73.53%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Classic St	0.67mi	6/2.0	3,770 (-5%)	12mo	$82,400	$22	50

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: 35.0%
• Equity multiple: 2.80×
• Total profit: $42,881
• Equity at exit: $29,107

10-year hold

• IRR: 37.2%
• Equity multiple: 5.48×
• Total profit: $106,531
• Equity at exit: $38,751

Cash invested: $23,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $647

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 54%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 4 DOM
2. 2026-06-18
   days on market $85,000 Active 3 DOM
3. 2026-06-17
   days on market $85,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   pricedays on marketlisting id $85,000 Active 1 DOM
6. 2026-06-15
   days on market $48,000 Active 126 DOM

   Show marketing remark (1329 chars)

   Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing may be available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!

7. 2026-06-14
   days on market $48,000 Active 124 DOM
8. 2026-06-12
   days on market $48,000 Active 123 DOM
9. 2026-06-09
   days on market $48,000 Active 120 DOM
10. 2026-06-08
    days on market $48,000 Active 119 DOM
11. 2026-06-07
    days on market $48,000 Active 118 DOM
12. 2026-06-04
    days on market $48,000 Active 114 DOM
13. 2026-06-02
    days on market $48,000 Active 113 DOM
14. 2026-06-01
    days on market $48,000 Active 112 DOM
15. 2026-05-31
    remarks 695-char remark

    Show marketing remark (1329 chars)

    Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing may be available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!

16. 2026-05-31
    price $48,000 Active 111 DOM

    Show marketing remark (1329 chars)

    Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing may be available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!

17. 2026-05-31
    days on market $49,000 Active 111 DOM

    Show marketing remark (1329 chars)

    Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing may be available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!

18. 2026-05-31
    days on market $49,000 Active 110 DOM

    Show marketing remark (1329 chars)

    Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing may be available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!Bring Offers! Build your dream home in this beautiful location directly across from the golf course. This lightly wooded property offers the perfect balance of privacy and convenience, with public water and sewer available and the land ready for your vision. The sale includes two tax parcels, providing added flexibility and value. A recent survey is available in the documents for your review. Financing available for qualified buyers with as little as 25% down. Contact your Realtor® or the listing agent for financing details and to schedule a private walk of the property. Don't miss this opportunity to own a prime homesite in a desirable setting!

ⓘ 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 ≥93°F today · 16 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: $18,745
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$2,473
• Taxable income: $6,812
• Est. tax owed @ 24.0%: −$1,635
• After-tax cash flow: $6,125/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

-76.3% since first listed

36 events — show timeline

• 2026-06-15 Price Changed $45,000 Global MLS
• 2026-06-12 Listed $85,000 Global MLS
• 2026-05-31 Price Changed $48,000 Global MLS
• 2026-04-21 Price Changed $49,000 Global MLS
• 2026-04-15 Price Changed $52,900 Global MLS
• 2026-04-04 Price Changed $54,900 Global MLS
• 2026-02-09 Listed $59,000 Global MLS
• 2023-04-20 Listing Removed — Global MLS
• 2022-11-30 Listed $29,900 Global MLS
• 2021-10-08 Listing Removed — Global MLS
• 2021-07-07 Listed $29,900 Global MLS
• 2021-01-29 Listing Removed — Global MLS
• 2019-10-04 Listed $19,900 Global MLS
• 2017-12-27 Listing Removed — Global MLS
• 2017-06-26 Listed $19,900 Global MLS
• 2017-05-30 Sold (Public Records) $45,500 Public Records
• 2017-05-15 Sold (MLS) $50,000 Global MLS
• 2016-12-21 Pending — Global MLS
• 2016-10-05 Price Changed $50,000 Global MLS
• 2016-10-04 Relisted — Global MLS
• 2016-06-04 Listing Removed — Global MLS
• 2016-01-16 Listing Removed — Global MLS
• 2015-11-04 Price Changed $69,900 Global MLS
• 2015-11-04 Relisted — Global MLS
• 2015-10-30 Listing Removed — Global MLS
• 2015-09-21 Price Changed $75,000 Global MLS
• 2015-09-21 Relisted — Global MLS
• 2015-09-16 Listing Removed — Global MLS
• 2015-09-10 Listed $80,000 Global MLS
• 2015-09-10 Listed $27,900 Global MLS
• 2015-05-21 Listing Removed — Global MLS
• 2014-06-02 Listed $99,000 Global MLS
• 2012-06-01 Listing Removed — Global MLS
• 2011-06-01 Listed $34,900 Global MLS
• 2009-07-02 Listing Removed — Global MLS
• 2008-01-01 Listed $189,900 Global MLS

Property tax history

+12.9%/yr

Latest (2025): $9,924 · -2.0% YoY. Source: county tax records.