4307 New York 7 · Hoosick Falls, NY 12090

$220,000

2 bd · 1.0 ba · 1,414 sqft · SingleFamily · 69 Days on market

Built 1977 14 ac lot $156/sqft · 36% below area Est $344k · 36% 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
• Cash flow +6.3/30.0
• 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
• 1% rule +1.5/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Great location fronting on NY 7, but set back from road. with easy access to Bennington and Troy. Sunken living room in the addition. Roomy bedrooms. Adjacent to Tibbitts Forest where deer and other wildlife abound.

Key facts

• Easy access
• Great location
• 14 acre lot

Tags

• GREAT LOCATION
• EASY ACCESS
• ADJACENT TO TIBBITTS FOREST

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (34.8% below list).
• Recommended offer: $144k (34.8% below list) — sets the bar for 1% rule.

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 Middle School (325 students, 54% 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 53% 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: 53 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 $4k of equity ($2k 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.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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.
• Current owner paid $33k; list at $220k implies a 571% gain — meaningful room to come down on a strong offer.

Recommended offer $143,503 (34.8% 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 69 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.65% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.53%
• DSCR: 0.66
• GRM: 12.8

CMA / ARV

• ARV (median comp): $344,439
• List price: $220,000
• Delta: -36.13%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

1.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.67×
• Total profit: $-20,274
• Equity at exit: $75,337

10-year hold

• IRR: -1.0%
• Equity multiple: 0.88×
• Total profit: $-7,698
• Equity at exit: $100,296

Cash invested: $61,600 (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: 53
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-387

Break-even live

Break-even rent $1,925

Max offer price $164,044

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-311	+0% $-387	+5% $-463	+10% $-539
Rent	-10% $-500	-5% $-443	+0% $-387	+5% $-330	+10% $-273
Rate	-1.0pp $-276	-0.5pp $-331	base $-387	+0.5pp $-444	+1.0pp $-502

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $220,000 Active 69 DOM
2. 2026-06-21
   days on market $220,000 Active 68 DOM
3. 2026-06-19
   days on market $220,000 Active 66 DOM
4. 2026-06-18
   days on market $220,000 Active 65 DOM
5. 2026-06-17
   days on market $220,000 Active 64 DOM
6. 2026-06-16
   days on market $220,000 Active 63 DOM
7. 2026-06-15
   days on market $220,000 Active 62 DOM
8. 2026-06-14
   days on market $220,000 Active 60 DOM
9. 2026-06-12
   days on market $220,000 Active 59 DOM
10. 2026-06-09
    days on market $220,000 Active 56 DOM
11. 2026-06-08
    days on market $220,000 Active 55 DOM
12. 2026-06-07
    days on market $220,000 Active 54 DOM
13. 2026-06-04
    days on market $220,000 Active 50 DOM
14. 2026-06-02
    days on market $220,000 Active 49 DOM
15. 2026-06-01
    days on market $220,000 Active 48 DOM
16. 2026-05-31
    days on market $220,000 Active 47 DOM
17. 2026-05-31
    days on market $220,000 Active 46 DOM
18. 2026-04-18
    price $220,000 216-char remark

    Show marketing remark (216 chars)

    Great location fronting on NY 7, but set back from road. with easy access to Bennington and Troy. Sunken living room in the addition. Roomy bedrooms. Adjacent to Tibbitts Forest where deer and other wildlife abound.

19. 2026-04-18
    price $220 216-char remark

    Show marketing remark (216 chars)

    Great location fronting on NY 7, but set back from road. with easy access to Bennington and Troy. Sunken living room in the addition. Roomy bedrooms. Adjacent to Tibbitts Forest where deer and other wildlife abound.

20. 2026-04-14
    listed $220,000 Active 216-char remark

    Show marketing remark (216 chars)

    Great location fronting on NY 7, but set back from road. with easy access to Bennington and Troy. Sunken living room in the addition. Roomy bedrooms. Adjacent to Tibbitts Forest where deer and other wildlife abound.

21. 2018-07-10
    soldstatus $32,766 Closed (Final Sale) 79-char remark

    Show marketing remark (79 chars)

    Great 2 bed 1 bath home on 14.70 OPEN HOUSE 5/2/2018 9am-11am -- Fair Condition

22. 2018-05-04
    status Pend (Under Cntr) 79-char remark

    Show marketing remark (79 chars)

    Great 2 bed 1 bath home on 14.70 OPEN HOUSE 5/2/2018 9am-11am -- Fair Condition

23. 2018-04-27
    listed $35,000 New 79-char remark

    Show marketing remark (79 chars)

    Great 2 bed 1 bath home on 14.70 OPEN HOUSE 5/2/2018 9am-11am -- Fair Condition

24. 2005-04-12
    soldstatus $115,000
25. 2004-04-02
    historical
26. 2003-11-10
    listed $124,900

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: $17,220
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$6,400
• Taxable loss: −$8,658
• Est. tax savings @ 24.0%: +$2,078
• After-tax cash flow: $-2,562/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

• 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

+76.1% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $220,000 Global MLS
• 2026-04-18 Price Changed $220 Global MLS
• 2026-04-14 Listed $220,000 Global MLS
• 2018-07-10 Sold (MLS) $32,766 Global MLS
• 2018-05-04 Pending — Global MLS
• 2018-04-27 Listed $35,000 Global MLS
• 2005-04-12 Sold (MLS) $115,000 Global MLS
• 2004-04-02 Listing Removed — Global MLS
• 2003-11-10 Listed $124,900 Global MLS