22 3rd Ave · Hudson Falls, NY 12839

$164,900

1 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 38 Days on market

Built 1949 6,534 sqft lot $162/sqft · 24% below area Est $218k · 24% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Adorable cottage style home with large front enclosed porch, 2 bedrooms 1 full bath, deep lot with lovely back yard ! Great Started home! Why rent when you can own for less.

Key facts

• New stove
• New furnace
• New hot water heater

Tags

• LARGE FRONT ENCLOSED PORCH
• BACK PORCH
• NEW STOVE
• NEW FRIDGE
• NEW HOT WATER HEATER
• NEW FURNACE

Property features AI

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence
• Construction: Constructed with other materials
• Exterior features: Paved driveway

Interior

• Kitchen: Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Natural gas heating
• Interior features: 7 total rooms; Full basement
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (21.2% below list).
• Recommended offer: $126k (23.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#481 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: crime D, employment D, amenities F.
• Hudson Falls Central School District (suburban): math 39% / reading 47% proficiency, ranked #486 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hudson Falls Primary School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 429 students, 42% FRL); Hudson Falls Middle School (math 16% / reading 44%, grade F, #539 of 729 statewide, top 74%, 498 students, 39% FRL); Hudson Falls High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 694 students, 38% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 58 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $165k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,131 (23.5% 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 38 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1949 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.70%
• DSCR: 0.75
• GRM: 10.6

CMA / ARV

• ARV (median comp): $218,257
• List price: $164,900
• Delta: -24.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Liberty Pl	0.37mi	2/1.5 (+1)	1,001 (-2%)	19mo	$137,500	$137	57
12 Thomas Ave	0.46mi	2/1.0 (+1)	960 (-6%)	24mo	$230,000	$240	44
27 William St	0.58mi	2/1.5 (+1)	1,134 (+11%)	7mo	$215,000	$190	41
20 Wright St	0.35mi	2/1.5 (+1)	1,155 (+13%)	17mo	$190,000	$165	40
35 Coleman Ave	0.70mi	2/1.5 (+1)	1,146 (+12%)	5mo	$182,000	$159	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.64×
• Total profit: $75,916
• Equity at exit: $148,555

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $234,721
• Equity at exit: $320,364

Cash invested: $46,172 (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 12839

• Home prices YoY: 8.5%
• Active inventory: 58
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$312 /mo · $3,749/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-219

Break-even live

Break-even rent $1,577

Max offer price $126,131

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-173	+0% $-219	+5% $-266	+10% $-313
Rent	-10% $-322	-5% $-271	+0% $-219	+5% $-168	+10% $-117
Rate	-1.0pp $-136	-0.5pp $-178	base $-219	+0.5pp $-262	+1.0pp $-306

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $164,900 Active 38 DOM
2. 2026-06-18
   days on market $164,900 Active 35 DOM
3. 2026-06-17
   days on market $164,900 Active 34 DOM
4. 2026-06-16
   days on market $164,900 Active 33 DOM
5. 2026-06-15
   days on market $164,900 Active 32 DOM
6. 2026-06-14
   days on market $164,900 Active 30 DOM
7. 2026-06-13
   days on market $164,900 Active 29 DOM
8. 2026-06-10
   days on market $164,900 Active 27 DOM
9. 2026-06-09
   days on market $164,900 Active 26 DOM
10. 2026-06-08
    days on market $164,900 Active 25 DOM
11. 2026-06-07
    pricedays on market $164,900 Active 24 DOM
12. 2026-06-03
    days on market $184,900 Active 20 DOM
13. 2026-06-02
    days on market $184,900 Active 19 DOM
14. 2026-06-01
    days on market $184,900 Active 18 DOM
15. 2026-05-31
    days on market $184,900 Active 17 DOM
16. 2026-05-31
    days on market $184,900 Active 16 DOM
17. 2026-05-14
    listed $184,900 Active 231-char remark
18. 2020-01-30
    soldstatus $84,800 Closed (Final Sale) 173-char remark

    Show marketing remark (173 chars)

    Adorable cottage style home with large front enclosed porch, 2 bedrooms 1 full bath, deep lot with lovely back yard ! Great Started home! Why rent when you can own for less.

19. 2019-10-01
    listed $84,900 Active 173-char remark

    Show marketing remark (173 chars)

    Adorable cottage style home with large front enclosed porch, 2 bedrooms 1 full bath, deep lot with lovely back yard ! Great Started home! Why rent when you can own for less.

ⓘ 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: $3,749 · $312/mo
• Projected year-2 tax: $3,749 · $312/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,591
• − Mortgage interest: −$9,237
• − Property taxes: −$3,749
• − Insurance: −$824
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$4,797
• Taxable loss: −$5,511
• Est. tax savings @ 24.0%: +$1,323
• After-tax cash flow: $-1,311/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: Hudson Falls Central School District
• NCES district ID: 3614970
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $46,019
• Composite: 36.57/100
• National rank: #4635
• State rank: #486 of 590 in NY

Livability — Hudson Falls

• Score: 69/100
• State rank: #481
• US rank: #8482

Category grades

Amenities F Commute F Cost of living A- Crime D Employment D Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson Falls, NY
• Population (ZIP): 13,618

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 8% Slovak 5% Estonian 3%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 2% German/W. Germanic 2%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.92%
• Current HPI: 331.6315
• 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

+94.2% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $164,900 Global MLS
• 2026-05-14 Listed $184,900 Global MLS
• 2020-01-30 Sold (MLS) $84,800 Global MLS
• 2019-10-01 Listed $84,900 Global MLS

Property tax history

+9.1%/yr

Latest (2025): $3,749 · +43.5% YoY. Source: county tax records.