22086 State Route 22 · Hoosick Falls, NY 12090

$89,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 8 Days on market

Built 1996 1.81 ac lot $106/sqft · 51% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

Key facts

• Highway access
• Estate style lot
• 1.81 acre lot

Tags

• HIGH VISIBILITY LOCATION
• HIGHWAY ACCESS
• ESTATE STYLE LOT

Property features AI

Finance

• Other: Lot is approximately 1.81 acres, secluded, level, private, wooded with road frontage (approximately 186 feet)

Exterior

• Parking: Off-street parking with driveway; Total of 8 parking spaces
• Utilities: Septic tank; Single-phase electric service with 100 Amp service, 220 volts and circuit breakers; Cable available; DC well pump
• Home design: Single family residence; Raised foundation with pillar/post/pier support; Metal roof
• Construction: Tex 11 siding
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Linoleum
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating
• Interior features: Water purifier; Gas water heater; Total of 4 rooms
• Laundry & utility: Washer hookup; Laundry area in bathroom

🏷️ Possibly a rental listed for sale. The $89,000 price doesn't fit this home's estimated sale value (~$183,166) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 11.0% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 14y 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 $24k; list at $89k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.47% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (median comp): $183,166
• List price: $89,000
• Delta: -51.41%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.96×
• Total profit: $23,910
• Equity at exit: $30,477

10-year hold

• IRR: 22.0%
• Equity multiple: 3.66×
• Total profit: $66,354
• 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: 5.7×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$184 /mo · $2,213/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $347

Break-even live

Break-even rent $871

Max offer price $89,000

Occupancy floor 69%

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 12 events

1. 2026-05-14
   status Pending 481-char remark
2. 2026-05-06
   listed $89,000 Active 481-char remark
3. 2016-04-01
   soldstatus $24,000 Closed (Final Sale) 519-char remark

   Show marketing remark (519 chars)

   Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

4. 2016-02-08
   historical 519-char remark

   Show marketing remark (519 chars)

   Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

5. 2016-02-01
   status Extended 519-char remark

   Show marketing remark (519 chars)

   Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

6. 2016-02-01
   historical 519-char remark

   Show marketing remark (519 chars)

   Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

7. 2015-12-06
   price $37,000 519-char remark

   Show marketing remark (519 chars)

   Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

8. 2015-12-06
   status Active 519-char remark

   Show marketing remark (519 chars)

   Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

9. 2015-12-02
   historical 519-char remark

   Show marketing remark (519 chars)

   Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

10. 2015-11-29
    listed $39,000 Active 519-char remark

    Show marketing remark (519 chars)

    Unique Opportunity! This 5.28 Lot has 2 income generating dwellings. The main house offers over 2000 Sq ft. It needs a lot of TLC. Some may say it needs a total renovation. It's all up to the end buyer, investor or rehabber. Next to the house is a little year round cottage complete with Living, Kitchen, Bath & 2 Bed. Could be used for an in-law. Currently being rented. Long time tenant. Cottage also needs some work. Both being Sold "As Is" Looking for Cash Only Buyer -- Fair Condition, Poor Condition

11. 2012-12-09
    historical
12. 2012-09-17
    listed $79,000

ⓘ 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: $2,213 · $184/mo
• Projected year-2 tax: $2,213 · $184/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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $15,723
• − Mortgage interest: −$4,985
• − Property taxes: −$2,213
• − Insurance: −$445
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,589
• Taxable income: $2,975
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,449/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

• 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

+12.7% since first listed

12 events — show timeline

• 2026-05-14 Pending — Global MLS
• 2026-05-06 Listed $89,000 Global MLS
• 2016-04-01 Sold (MLS) $24,000 Global MLS
• 2016-02-08 Listing Removed — Global MLS
• 2016-02-01 Relisted — Global MLS
• 2016-02-01 Listing Removed — Global MLS
• 2015-12-06 Price Changed $37,000 Global MLS
• 2015-12-06 Relisted — Global MLS
• 2015-12-02 Listing Removed — Global MLS
• 2015-11-29 Listed $39,000 Global MLS
• 2012-12-09 Listing Removed — Global MLS
• 2012-09-17 Listed $79,000 Global MLS

Property tax history

-7.0%/yr

Latest (2025): $2,213 · -2.5% YoY. Source: county tax records.