17 Feeder St · Hudson Falls, NY 12839

$199,900

2 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 2 Days on market

Built 1930 6,534 sqft lot $193/sqft · 12% below area Est $227k · 12% 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 +12.9/15.0
• Appreciation +10.0/10.0
• Cash flow +4.7/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Open yet defined living in this freshly painted meticulously maintained property with entrance into the sun room from the rear, large eat-in kitchen, formal dining, living and 1/2 bath main floor. The second floor offers the master bedroom with a large closet and Jack & Jill bathroom and a guest bedroom. There is plenty of storage throughout with a laundry area and additional storage in the basement. There is plenty of privacy in the back yard with the Feeder Canal running along rear of property, and the bike trail beyond. The one car garage could house a small vehicle, or create a great man cave with an overhead door and man door to create a great entertaining space! All the work is done, just move in and make it yours!

Key facts

• Flexible space
• Updated flooring
• Functional layout

Tags

• UPDATED FLOORING
• HIGH CEILINGS
• FUNCTIONAL LAYOUT
• FLEXIBLE SPACE
• OFF-STREET PARKING
• PARTIALLY FENCED YARD

Property features AI

Exterior

• Parking: One garage space; Four total parking spaces; Paved driveway parking
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single family residence
• Construction: Vinyl siding; Stone foundation; Asphalt roof; Built area approximately 1,035
• Exterior features: Covered front porch; Paved driveway; Partial fencing; Garage(s) on property

Interior

• Kitchen: Dishwasher; Electric oven; Microwave
• Bedrooms: Two bedrooms on the second floor
• Flooring: Tile; Vinyl
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Natural gas heating
• Interior features: Six total rooms; Double pane windows; Unfinished interior-entry basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (44.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (32.3% below list).
• Recommended offer: $112k (44.2% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 4.3% in Hudson Falls — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 694 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 82% at this address vs 43% district-wide (+39 pts) — the actual schools serving this property are materially stronger than the Hudson Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 55 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 $21k of equity ($1k loan paydown + $20k 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 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,621 (44.2% 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. Built in 1930 — 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. 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: 0.68% ✗
• Cap rate: 3.29%
• Cash-on-cash: -10.71%
• DSCR: 0.52
• GRM: 12.3

CMA / ARV

• ARV (median comp): $227,385
• List price: $199,900
• Delta: -12.09%
• 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
22 Martindale Ave	0.35mi	2/1.0	960 (-7%)	0mo	$225,000	$234	71
5 Mercy St	0.44mi	3/1.0 (+1)	1,048 (+1%)	9mo	$239,400	$228	65
79 Boulevard St	0.57mi	3/1.0 (+1)	1,050 (+1%)	3mo	$154,000	$147	63
39 Notre Dame St	0.36mi	3/1.0 (+1)	1,058 (+2%)	14mo	$242,000	$229	63
7 Linden Dr	0.58mi	2/2.0	1,068 (+3%)	2mo	$200,000	$187	62
42-44 E East Labarge St	0.33mi	2/1.0	968 (-6%)	15mo	$252,000	$260	62
19 North St	0.13mi	3/2.0 (+1)	1,177 (+14%)	7mo	$215,000	$183	56
15 West St	0.43mi	3/1.5 (+1)	1,078 (+4%)	12mo	$227,500	$211	56
17 Mohican Ter	0.49mi	3/1.0 (+1)	1,152 (+11%)	4mo	$250,000	$217	50
79 Martindale Ave	0.61mi	3/1.0 (+1)	960 (-7%)	12mo	$252,700	$263	44
107 1/2 Maple St	0.61mi	3/1.0 (+1)	1,165 (+13%)	7mo	$168,920	$145	39
13 Cherry St	0.63mi	3/2.0 (+1)	1,136 (+10%)	13mo	$199,400	$176	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: 16.8%
• Equity multiple: 2.38×
• Total profit: $77,179
• Equity at exit: $180,086

10-year hold

• IRR: 16.0%
• Equity multiple: 5.51×
• Total profit: $252,578
• Equity at exit: $388,362

Cash invested: $55,972 (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: 55
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$437 /mo · $5,250/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $-500

Break-even live

Break-even rent $1,986

Max offer price $111,621

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-03
   status Pending 640-char remark
2. 2026-05-03
   historical Contingent 640-char remark
3. 2026-05-01
   listed $199,900 Active 640-char remark
4. 2021-07-16
   soldstatus $178,705
5. 2021-06-23
   soldstatus $178,705 Closed (Final Sale) 739-char remark

   Show marketing remark (739 chars)

   Open yet defined living in this freshly painted meticulously maintained property with entrance into the sun room from the rear, large eat-in kitchen, formal dining, living and 1/2 bath main floor. The second floor offers the master bedroom with a large closet and Jack & Jill bathroom and a guest bedroom. There is plenty of storage throughout with a laundry area and additional storage in the basement. There is plenty of privacy in the back yard with the Feeder Canal running along rear of property, and the bike trail beyond. The one car garage could house a small vehicle, or create a great man cave with an overhead door and man door to create a great entertaining space! All the work is done, just move in and make it yours!

6. 2021-06-18
   status Pend (Under Cntr) 739-char remark

   Show marketing remark (739 chars)

   Open yet defined living in this freshly painted meticulously maintained property with entrance into the sun room from the rear, large eat-in kitchen, formal dining, living and 1/2 bath main floor. The second floor offers the master bedroom with a large closet and Jack & Jill bathroom and a guest bedroom. There is plenty of storage throughout with a laundry area and additional storage in the basement. There is plenty of privacy in the back yard with the Feeder Canal running along rear of property, and the bike trail beyond. The one car garage could house a small vehicle, or create a great man cave with an overhead door and man door to create a great entertaining space! All the work is done, just move in and make it yours!

7. 2021-04-16
   listed $179,900 New 739-char remark

   Show marketing remark (739 chars)

   Open yet defined living in this freshly painted meticulously maintained property with entrance into the sun room from the rear, large eat-in kitchen, formal dining, living and 1/2 bath main floor. The second floor offers the master bedroom with a large closet and Jack & Jill bathroom and a guest bedroom. There is plenty of storage throughout with a laundry area and additional storage in the basement. There is plenty of privacy in the back yard with the Feeder Canal running along rear of property, and the bike trail beyond. The one car garage could house a small vehicle, or create a great man cave with an overhead door and man door to create a great entertaining space! All the work is done, just move in and make it yours!

8. 2011-07-22
   soldstatus $17,500

   Show marketing remark (43 chars)

   building on property needs to be taken down

9. 2011-07-20
   soldstatus $17,500
10. 2011-07-06
    listed $20,000

    Show marketing remark (43 chars)

    building on property needs to be taken down

ⓘ 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: $5,250 · $437/mo
• Projected year-2 tax: $5,250 · $437/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 3/10 Moderate
• 🌡 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: $16,243
• − Mortgage interest: −$11,198
• − Property taxes: −$5,250
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$5,815
• Taxable loss: −$9,618
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-3,688/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

+899.5% since first listed

10 events — show timeline

• 2026-05-03 Pending — Global MLS
• 2026-05-03 Contingent — Global MLS
• 2026-05-01 Listed $199,900 Global MLS
• 2021-07-16 Sold (Public Records) $178,705 Public Records
• 2021-06-23 Sold (MLS) $178,705 Global MLS
• 2021-06-18 Pending — Global MLS
• 2021-04-16 Listed $179,900 Global MLS
• 2011-07-22 Sold (MLS) $17,500 Global MLS
• 2011-07-20 Sold (Public Records) $17,500 Public Records
• 2011-07-06 Listed $20,000 Global MLS

Property tax history

+3.7%/yr

Latest (2025): $5,250 · +9.5% YoY. Source: county tax records.