56 River St · Hoosick Falls, NY 12090

$149,900

3 bd · 1.5 ba · 2,055 sqft · SingleFamily public records · 60 Days on market

Built 1870 0.79 ac lot $73/sqft · 33% below area Est $223k · 33% under ↓ 9% since listing

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Why this score? — see what drove the C 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
• Cash flow +12.5/30.0
• Appreciation +5.5/10.0
• 1% rule +5.3/10.0
• Schools +4.4/10.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Solid three-bedroom home situated on one of the larger lots in the village, with over 3/4 of an acre, all level and useable. The boiler is only two years old, the refrigerator is one year old, and there is a new walk-in shower. There is a half bath that just needs to be re-connected. There is a large four-bay garage with electric power. The upstairs of the house is unfinished, and could be made into an en-suite area with its own bath. Seller will consider offering a credit at closing for updates.

Key facts

• Large garage
• Larger lots
• Unfinished upstairs

Tags

• LARGER LOTS
• LARGE GARAGE
• UNFINISHED UPSTAIRS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-22 ($-266/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.6% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 4.7% in Hoosick Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $3k of equity ($1k loan paydown + $2k 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 $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% 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 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.03% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 8.1

CMA / ARV

• ARV (median comp): $222,820
• List price: $149,900
• Delta: -32.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Church St	0.28mi	4/1.5 (+1)	1,978 (-4%)	4mo	$85,000	$43	72
31 Lyman St	0.50mi	3/1.5	1,990 (-3%)	6mo	$195,500	$98	66
37 Center St	0.18mi	4/2.0 (+1)	1,892 (-8%)	7mo	$197,000	$104	66
35 River St	0.10mi	4/2.5 (+1)	2,230 (+8%)	15mo	$222,000	$100	60
101 Main St	0.37mi	4/1.5 (+1)	2,120 (+3%)	23mo	$233,000	$110	53
14 Barton Ave	0.40mi	4/2.0 (+1)	2,148 (+4%)	19mo	$218,000	$101	51
72 Wilder Ave	0.75mi	3/1.0	1,762 (-14%)	11mo	$125,000	$71	30

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: 0.8%
• Equity multiple: 1.04×
• Total profit: $1,692
• Equity at exit: $51,332

10-year hold

• IRR: 5.6%
• Equity multiple: 1.68×
• Total profit: $28,606
• Equity at exit: $68,338

Cash invested: $41,972 (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 12090

• Home prices YoY: 0.5%
• Active inventory: 49
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$397 /mo · $4,759/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-22

Break-even live

Break-even rent $1,576

Max offer price $145,984

Occupancy floor 96%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $149,900 Active 60 DOM
2. 2026-06-18
   days on market $149,900 Active 59 DOM
3. 2026-06-17
   days on market $149,900 Active 58 DOM
4. 2026-06-16
   days on market $149,900 Active 57 DOM
5. 2026-06-15
   days on market $149,900 Active 56 DOM
6. 2026-06-14
   days on market $149,900 Active 54 DOM
7. 2026-06-12
   days on market $149,900 Active 53 DOM
8. 2026-06-09
   days on market $149,900 Active 50 DOM
9. 2026-06-08
   days on market $149,900 Active 49 DOM
10. 2026-06-07
    days on market $149,900 Active 48 DOM
11. 2026-06-04
    days on market $149,900 Active 44 DOM
12. 2026-06-02
    days on market $149,900 Active 43 DOM
13. 2026-06-01
    days on market $149,900 Active 42 DOM
14. 2026-05-31
    days on market $149,900 Active 41 DOM
15. 2026-05-31
    days on market $149,900 Active 40 DOM
16. 2026-05-15
    price $149,900 506-char remark

    Show marketing remark (506 chars)

    Solid three-bedroom home situated on one of the larger lots in the village, with over 3/4 of an acre, all level and useable. The boiler is only two years old, the refrigerator is one year old, and there is a new walk-in shower. There is a half bath that just needs to be re-connected. There is a large four-bay garage with electric power. The upstairs of the house is unfinished, and could be made into an en-suite area with its own bath. Seller will consider offering a credit at closing for updates.

17. 2026-04-20
    listed $165,000 Active 506-char remark

    Show marketing remark (506 chars)

    Solid three-bedroom home situated on one of the larger lots in the village, with over 3/4 of an acre, all level and useable. The boiler is only two years old, the refrigerator is one year old, and there is a new walk-in shower. There is a half bath that just needs to be re-connected. There is a large four-bay garage with electric power. The upstairs of the house is unfinished, and could be made into an en-suite area with its own bath. Seller will consider offering a credit at closing for updates.

ⓘ 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: $4,759 · $397/mo
• Projected year-2 tax: $4,759 · $397/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 ≥93°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: $18,576
• − Mortgage interest: −$8,397
• − Property taxes: −$4,759
• − Insurance: −$750
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$4,361
• Taxable loss: −$2,662
• Est. tax savings @ 24.0%: +$639
• After-tax cash flow: $373/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

-9.2% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $149,900 Global MLS
• 2026-04-20 Listed $165,000 Global MLS

Property tax history

+6.3%/yr

Latest (2025): $4,759 · -2.6% YoY. Source: county tax records.