134 John St · Hudson Falls, NY 12839

$54,900

4 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 27 Days on market

Built 1880 5,662 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming city home awaiting your special touches. BRING YOUR BUYERS AND LETS MAKE A DEAL.

Key facts

• 5,662 sq ft lot
• Built 1880
• Listed 27 days

Property features AI

Exterior

• Parking: Off-street parking; Stone parking surface; Other parking features
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Living area approximately 1,420; Lot dimensions 42 x 133; Main road frontage 42
• Construction: Block foundation; Aluminum and vinyl siding; Other construction materials
• Exterior features: Pressure-treated deck; Enclosed porch; Front porch; Level, cleared lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Four bedrooms on the second floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom on the second floor
• Interior features: Storm door(s); Total of 10 rooms
• Laundry & utility: Main-level laundry; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $888 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.7% vs local median 4.3% in Hudson 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 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 $6k of equity ($380 loan paydown + $5k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.92% ✓
• Cap rate: 25.70%
• Cash-on-cash: 69.31%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $217,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Coleman Ave	0.24mi	3/1.0 (-1)	1,452 (+2%)	2mo	$242,800	$167	79
17 Liberty Pl	0.23mi	3/1.0 (-1)	1,487 (+4%)	2mo	$130,000	$87	75
127 John St	0.06mi	3/2.0 (-1)	1,515 (+6%)	9mo	$150,000	$99	71
27 Lincoln St	0.37mi	3/1.0 (-1)	1,512 (+6%)	2mo	$275,000	$182	66
7 Willow St	0.37mi	4/2.0	1,495 (+4%)	6mo	$245,000	$164	66
63 Elm St	0.30mi	3/2.5 (-1)	1,415 (-1%)	9mo	$215,000	$152	66
71 Elm St	0.32mi	3/1.0 (-1)	1,352 (-6%)	7mo	$77,000	$57	65
15 Union St	0.64mi	4/2.0	1,404 (-2%)	9mo	$235,000	$167	56
444 Lower Main St	0.48mi	3/2.0 (-1)	1,491 (+4%)	9mo	$145,000	$97	54
31 Parry St	0.64mi	3/1.5 (-1)	1,522 (+6%)	2mo	$228,000	$150	51
587 Lower Allen St	0.75mi	4/2.0	1,357 (-5%)	6mo	$95,900	$71	48
32 Swan St	0.74mi	3/2.0 (-1)	1,230 (-14%)	7mo	$335,000	$272	27

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: 80.4%
• Equity multiple: 6.63×
• Total profit: $86,474
• Equity at exit: $49,458

10-year hold

• IRR: 74.6%
• Equity multiple: 14.68×
• Total profit: $210,228
• Equity at exit: $106,659

Cash invested: $15,372 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $888

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 40%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $54,900 Active 27 DOM
2. 2026-06-17
   days on market $54,900 Active 26 DOM
3. 2026-06-16
   days on market $54,900 Active 25 DOM
4. 2026-06-15
   days on market $54,900 Active 24 DOM
5. 2026-06-14
   days on market $54,900 Active 22 DOM
6. 2026-06-13
   pricedays on market $54,900 Active 21 DOM
7. 2026-06-10
   days on market $64,900 Active 19 DOM
8. 2026-06-09
   days on market $64,900 Active 18 DOM
9. 2026-06-08
   days on market $64,900 Active 17 DOM
10. 2026-06-07
    days on market $64,900 Active 16 DOM
11. 2026-06-03
    days on market $64,900 Active 12 DOM
12. 2026-06-02
    days on market $64,900 Active 11 DOM
13. 2026-06-01
    days on market $64,900 Active 10 DOM
14. 2026-05-31
    days on market $64,900 Active 9 DOM
15. 2026-05-31
    days on market $64,900 Active 8 DOM
16. 2026-05-22
    listed $64,900 Active
17. 2005-09-06
    soldstatus $63,600
18. 2005-08-28
    soldstatus $63,600 89-char remark

    Show marketing remark (89 chars)

    Charming city home awaiting your special touches. BRING YOUR BUYERS AND LETS MAKE A DEAL.

19. 2004-05-18
    listed $69,900 89-char remark

    Show marketing remark (89 chars)

    Charming city home awaiting your special touches. BRING YOUR BUYERS AND LETS MAKE A DEAL.

20. 2003-02-07
    historical
21. 2002-11-07
    listed $59,900
22. 2001-10-24
    soldstatus $25,000

ⓘ 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 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: $19,250
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$1,597
• Taxable income: $10,399
• Est. tax owed @ 24.0%: −$2,496
• After-tax cash flow: $8,159/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

+159.6% since first listed

7 events — show timeline

• 2026-05-22 Listed $64,900 Global MLS
• 2005-09-06 Sold (Public Records) $63,600 Public Records
• 2005-08-28 Sold (MLS) $63,600 Global MLS
• 2004-05-18 Listed $69,900 Global MLS
• 2003-02-07 Listing Removed — Global MLS
• 2002-11-07 Listed $59,900 Global MLS
• 2001-10-24 Sold (Public Records) $25,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,336 · +2.3% YoY. Source: county tax records.