1 Nixon St · Hoosick Falls, NY 12090

$54,900

2 bd · 2.0 ba · 1,661 sqft · SingleFamily public records · 10 Days on market

Built 1896 7,405 sqft lot ↓ 39% since listing

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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

Two choices here! Take over the entire home and have 4 bedrooms, 2 baths.. or keep in as is with an in-law unit for family. The enclosed front porch is perfect for 3 seasons of the year.. and it faces south for early planting! There are new windows, updated furnace, large fenced yard & lots of storage space. In addition to this spacious family sized home, there is a special feature! A heated workshop... Add your tools and you're ready to go!! Keep all the saw dust out of the house and it;s near the garage! Very Good Condition

Key facts

• Two kitchens
• Separate baths
• Rental income

Tags

• IN LAW APARTMENT POTENTIAL
• TWO KITCHENS
• SEPARATE BATHS
• MULTI GENERATIONAL LIVING
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 22.8% 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 $940 of equity ($380 loan paydown + $560 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1896 — 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: 2.61% ✓
• Cap rate: 22.75%
• Cash-on-cash: 58.79%
• DSCR: 3.62
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $222,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Main St	0.30mi	3/1.5 (+1)	1,684 (+1%)	8mo	$255,000	$151	70
12 Mccaffrey St	0.43mi	2/2.5	1,607 (-3%)	9mo	$220,000	$137	65
3 Estabrook Ave	0.37mi	3/2.0 (+1)	1,515 (-9%)	6mo	$192,000	$127	59
61 High St	0.49mi	3/1.5 (+1)	1,738 (+5%)	7mo	$165,000	$95	57
6 1st St	0.28mi	3/1.5 (+1)	1,510 (-9%)	13mo	$152,600	$101	54
79 High St	0.53mi	3/2.0 (+1)	1,755 (+6%)	9mo	$309,000	$176	53
26 Seward St	0.56mi	3/2.0 (+1)	1,600 (-4%)	12mo	$215,000	$134	53
2 Cummings St	0.59mi	3/1.5 (+1)	1,597 (-4%)	8mo	$305,000	$191	52
20 Carey Ave	0.40mi	3/1.0 (+1)	1,493 (-10%)	8mo	$160,000	$107	48
72 Wilder Ave	0.53mi	3/1.0 (+1)	1,762 (+6%)	11mo	$125,000	$71	47
166 Church St	0.40mi	3/1.0 (+1)	1,440 (-13%)	8mo	$240,000	$167	44
84 Richmond Ave	0.68mi	2/1.5	1,447 (-13%)	9mo	$155,000	$107	37

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: 61.6%
• Equity multiple: 4.19×
• Total profit: $49,067
• Equity at exit: $18,800

10-year hold

• IRR: 62.9%
• Equity multiple: 8.48×
• Total profit: $114,953
• Equity at exit: $25,029

Cash invested: $15,372 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $753

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 42%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-03-30
   status Pending
2. 2026-03-17
   listed $54,900 Active
3. 2025-10-20
   price $80,000
4. 2025-10-13
   price $85,000
5. 2025-09-29
   price $90,000
6. 2025-08-11
   price $103,000
7. 2025-08-04
   status Active
8. 2025-08-04
   price $100,000
9. 2025-03-12
   status Pending
10. 2025-03-12
    historical
11. 2025-02-07
    price $90,000
12. 2025-01-23
    price $95,000
13. 2025-01-06
    price $100,000
14. 2024-12-05
    status Active
15. 2024-05-10
    status Pending
16. 2024-04-09
    price $105,000
17. 2024-02-21
    price $110,000
18. 2024-01-26
    price $120,000
19. 2023-12-20
    listed $130,000 Active
20. 2016-09-28
    soldstatus $84,800
21. 2016-09-13
    soldstatus $84,800 Closed (Final Sale) 535-char remark

    Show marketing remark (535 chars)

    Two choices here! Take over the entire home and have 4 bedrooms, 2 baths.. or keep in as is with an in-law unit for family. The enclosed front porch is perfect for 3 seasons of the year.. and it faces south for early planting! There are new windows, updated furnace, large fenced yard & lots of storage space. In addition to this spacious family sized home, there is a special feature! A heated workshop... Add your tools and you're ready to go!! Keep all the saw dust out of the house and it;s near the garage! Very Good Condition

22. 2016-06-28
    status Pend (Under Cntr) 535-char remark

    Show marketing remark (535 chars)

    Two choices here! Take over the entire home and have 4 bedrooms, 2 baths.. or keep in as is with an in-law unit for family. The enclosed front porch is perfect for 3 seasons of the year.. and it faces south for early planting! There are new windows, updated furnace, large fenced yard & lots of storage space. In addition to this spacious family sized home, there is a special feature! A heated workshop... Add your tools and you're ready to go!! Keep all the saw dust out of the house and it;s near the garage! Very Good Condition

23. 2016-04-20
    listed $89,900 New 535-char remark

    Show marketing remark (535 chars)

    Two choices here! Take over the entire home and have 4 bedrooms, 2 baths.. or keep in as is with an in-law unit for family. The enclosed front porch is perfect for 3 seasons of the year.. and it faces south for early planting! There are new windows, updated furnace, large fenced yard & lots of storage space. In addition to this spacious family sized home, there is a special feature! A heated workshop... Add your tools and you're ready to go!! Keep all the saw dust out of the house and it;s near the garage! Very Good Condition

ⓘ 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 ≥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: $17,202
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$1,597
• Taxable income: $8,680
• Est. tax owed @ 24.0%: −$2,083
• After-tax cash flow: $6,954/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

-38.9% since first listed

23 events — show timeline

• 2026-03-30 Pending — Global MLS
• 2026-03-17 Listed $54,900 Global MLS
• 2025-10-20 Price Changed $80,000 Global MLS
• 2025-10-13 Price Changed $85,000 Global MLS
• 2025-09-29 Price Changed $90,000 Global MLS
• 2025-08-11 Price Changed $103,000 Global MLS
• 2025-08-04 Relisted — Global MLS
• 2025-08-04 Price Changed $100,000 Global MLS
• 2025-03-12 Pending — Global MLS
• 2025-03-12 Listing Removed — Global MLS
• 2025-02-07 Price Changed $90,000 Global MLS
• 2025-01-23 Price Changed $95,000 Global MLS
• 2025-01-06 Price Changed $100,000 Global MLS
• 2024-12-05 Relisted — Global MLS
• 2024-05-10 Pending — Global MLS
• 2024-04-09 Price Changed $105,000 Global MLS
• 2024-02-21 Price Changed $110,000 Global MLS
• 2024-01-26 Price Changed $120,000 Global MLS
• 2023-12-20 Listed $130,000 Global MLS
• 2016-09-28 Sold (Public Records) $84,800 Public Records
• 2016-09-13 Sold (MLS) $84,800 Global MLS
• 2016-06-28 Pending — Global MLS
• 2016-04-20 Listed $89,900 Global MLS

Property tax history

+5.0%/yr

Latest (2025): $3,428 · -2.7% YoY. Source: county tax records.