26 Lyman St · Hoosick Falls, NY 12090

$105,000

4 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 210 Days on market

Built 1850 4,356 sqft lot $57/sqft · 54% below area ↓ 8% since listing

---

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 +29.1/30.0
• 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

Nice village home ,upstairs will need total remodel all gutted and ready for your touch.

Key facts

• 4,356 sq ft lot
• Parking
• Built 1850

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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 ($726 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 $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1850 — 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: 1.50% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 5.6

CMA / ARV

• ARV (median comp): $226,593
• List price: $105,000
• Delta: -53.66%
• 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
37 Center St	0.29mi	4/2.0	1,892 (+2%)	7mo	$197,000	$104	78
31 Lyman St	0.03mi	3/1.5 (-1)	1,990 (+7%)	6mo	$195,500	$98	74
157 Church St	0.45mi	4/1.5	1,978 (+6%)	4mo	$85,000	$43	63
61 High St	0.38mi	3/1.5 (-1)	1,738 (-6%)	7mo	$165,000	$95	59
79 High St	0.41mi	3/2.0 (-1)	1,755 (-6%)	9mo	$309,000	$176	59
44 Hoosick St	0.41mi	4/2.0	1,695 (-9%)	12mo	$154,000	$91	56
118 Main St	0.33mi	3/1.5 (-1)	1,684 (-9%)	8mo	$255,000	$151	56
72 Wilder Ave	0.48mi	3/1.0 (-1)	1,762 (-5%)	11mo	$125,000	$71	51
18 Carey Ave	0.49mi	4/2.0	1,636 (-12%)	9mo	$79,500	$49	50
44 Ball St	0.67mi	5/1.0 (+1)	1,956 (+5%)	9mo	$249,000	$127	43
2 Cummings St	0.54mi	3/1.5 (-1)	1,597 (-14%)	8mo	$305,000	$191	37
26 Seward St	0.56mi	3/2.0 (-1)	1,600 (-14%)	12mo	$215,000	$134	36

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: 16.9%
• Equity multiple: 1.86×
• Total profit: $25,367
• Equity at exit: $35,956

10-year hold

• IRR: 20.2%
• Equity multiple: 3.46×
• Total profit: $72,264
• Equity at exit: $47,869

Cash invested: $29,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,573 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$284 /mo · $3,410/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $364

Break-even live

Break-even rent $1,112

Max offer price $105,000

Occupancy floor 72%

Sensitivity live

Price	-10% $423	-5% $394	+0% $364	+5% $334	+10% $305
Rent	-10% $240	-5% $302	+0% $364	+5% $426	+10% $488
Rate	-1.0pp $417	-0.5pp $391	base $364	+0.5pp $337	+1.0pp $309

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $105,000 Active 210 DOM
2. 2026-06-18
   days on market $105,000 Active 209 DOM
3. 2026-06-17
   days on market $105,000 Active 208 DOM
4. 2026-06-16
   days on market $105,000 Active 207 DOM
5. 2026-06-15
   days on market $105,000 Active 206 DOM
6. 2026-06-14
   days on market $105,000 Active 204 DOM
7. 2026-06-12
   days on market $105,000 Active 203 DOM
8. 2026-06-09
   days on market $105,000 Active 200 DOM
9. 2026-06-08
   days on market $105,000 Active 199 DOM
10. 2026-06-07
    days on market $105,000 Active 198 DOM
11. 2026-06-04
    days on market $105,000 Active 194 DOM
12. 2026-06-02
    days on market $105,000 Active 193 DOM
13. 2026-06-01
    days on market $105,000 Active 192 DOM
14. 2026-05-31
    days on market $105,000 Active 191 DOM
15. 2026-05-31
    days on market $105,000 Active 190 DOM
16. 2026-05-01
    price $105,000 88-char remark

    Show marketing remark (88 chars)

    Nice village home ,upstairs will need total remodel all gutted and ready for your touch.

17. 2025-11-19
    listed $114,000 Active 88-char remark

    Show marketing remark (88 chars)

    Nice village home ,upstairs will need total remodel all gutted and ready for your touch.

ⓘ 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: $3,410 · $284/mo
• Projected year-2 tax: $3,410 · $284/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $18,874
• − Mortgage interest: −$5,882
• − Property taxes: −$3,410
• − Insurance: −$525
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$3,055
• Taxable income: $2,983
• Est. tax owed @ 24.0%: −$716
• After-tax cash flow: $3,652/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

-7.9% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $105,000 Global MLS
• 2025-11-19 Listed $114,000 Global MLS

Property tax history

+5.7%/yr

Latest (2025): $3,410 · -2.8% YoY. Source: county tax records.