197 Church St · Hoosick Falls, NY 12090

$140,000

3 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 134 Days on market

Built 1870 6,969 sqft lot $97/sqft · 20% below area Est $175k · 20% under

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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).

• Cash flow +16.8/30.0
• ARV discount +15.0/15.0
• 1% rule +5.8/10.0
• Appreciation +5.5/10.0
• DSCR +5.2/10.0
• 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

Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

Key facts

• Walking distance
• 6,969 sq ft lot
• 2 parking spots

Tags

• LARGE FENCED BACK YARD
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• 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 $2k of equity ($968 loan paydown + $1k 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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. 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. 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: 1.08% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $174,930
• List price: $140,000
• Delta: -19.97%
• 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
166 Church St	0.15mi	3/1.0	1,440 (0%)	8mo	$240,000	$167	84
20 Carey Ave	0.13mi	3/1.0	1,493 (+4%)	8mo	$160,000	$107	79
115 Railroad Ave	0.06mi	3/1.0	1,338 (-7%)	10mo	$149,460	$112	75
31 Carey Ave	0.24mi	3/1.5	1,337 (-7%)	2mo	$134,900	$101	75
3 Estabrook Ave	0.28mi	3/2.0	1,515 (+5%)	6mo	$192,000	$127	72
6 1st St	0.25mi	3/1.5	1,510 (+5%)	13mo	$152,600	$101	69
36 3rd St	0.44mi	3/1.0	1,344 (-7%)	3mo	$32,500	$24	64
7 4th St	0.35mi	3/1.0	1,374 (-5%)	15mo	$153,000	$111	62
8 Carey Ave	0.12mi	4/1.5 (+1)	1,596 (+11%)	13mo	$160,000	$100	61
84 Richmond Ave	0.56mi	2/1.5 (-1)	1,447 (+0%)	9mo	$155,000	$107	60
18 Carey Ave	0.13mi	4/2.0 (+1)	1,636 (+14%)	9mo	$79,500	$49	57
12 Mccaffrey St	0.31mi	2/2.5 (-1)	1,607 (+12%)	9mo	$220,000	$137	50

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: 4.3%
• Equity multiple: 1.22×
• Total profit: $8,553
• Equity at exit: $47,942

10-year hold

• IRR: 8.7%
• Equity multiple: 2.06×
• Total profit: $41,678
• Equity at exit: $63,825

Cash invested: $39,200 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$316 /mo · $3,794/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $89

Break-even live

Break-even rent $1,403

Max offer price $140,000

Occupancy floor 89%

Sensitivity live

Price	-10% $169	-5% $129	+0% $89	+5% $50	+10% $10
Rent	-10% $-31	-5% $29	+0% $89	+5% $149	+10% $209
Rate	-1.0pp $160	-0.5pp $125	base $89	+0.5pp $53	+1.0pp $16

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-20
   status Pending 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

2. 2026-05-04
   historical Contingent 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

3. 2026-04-28
   status Active 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

4. 2026-01-22
   status Pending 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

5. 2026-01-14
   historical Contingent 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

6. 2025-12-09
   price $140,000 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

7. 2025-10-25
   status Active 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

8. 2025-10-20
   historical Contingent 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

9. 2025-10-02
   listed $159,000 Active 224-char remark

   Show marketing remark (224 chars)

   Move right in. Nice 3 bedroom 1.5 bath village home in great neighborhood. Walking distance to village and town offices, post office, stores, churches, pool, playground, skating rink, and golf course. Large fenced back yard.

10. 2018-11-25
    historical
11. 2018-08-10
    price $69,900
12. 2018-03-30
    price $84,000
13. 2017-11-25
    price $89,000
14. 2017-11-24
    status Price Change
15. 2017-11-24
    listed $89,000 New
16. 2017-11-24
    historical
17. 2016-11-28
    historical
18. 2016-08-21
    listed $99,000 New

ⓘ 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: $3,794 · $316/mo
• Projected year-2 tax: $3,794 · $316/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 · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $18,197
• − Mortgage interest: −$7,842
• − Property taxes: −$3,794
• − Insurance: −$700
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$4,073
• Taxable loss: −$1,124
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $1,341/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

+41.4% since first listed

18 events — show timeline

• 2026-05-20 Pending — Global MLS
• 2026-05-04 Contingent — Global MLS
• 2026-04-28 Relisted — Global MLS
• 2026-01-22 Pending — Global MLS
• 2026-01-14 Contingent — Global MLS
• 2025-12-09 Price Changed $140,000 Global MLS
• 2025-10-25 Relisted — Global MLS
• 2025-10-20 Contingent — Global MLS
• 2025-10-02 Listed $159,000 Global MLS
• 2018-11-25 Listing Removed — Global MLS
• 2018-08-10 Price Changed $69,900 Global MLS
• 2018-03-30 Price Changed $84,000 Global MLS
• 2017-11-25 Price Changed $89,000 Global MLS
• 2017-11-24 Relisted — Global MLS
• 2017-11-24 Listing Removed — Global MLS
• 2017-11-24 Listed $89,000 Global MLS
• 2016-11-28 Listing Removed — Global MLS
• 2016-08-21 Listed $99,000 Global MLS

Property tax history

+9.0%/yr

Latest (2025): $3,794 · -2.7% YoY. Source: county tax records.