99 Railroad Ave · Hoosick Falls, NY 12090

$250,000

6 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 206 Days on market

Built 1870 5,227 sqft lot $130/sqft · 9% above area Est $230k · 9% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• Appreciation +5.5/10.0
• Schools +4.4/10.0
• ARV discount +3.6/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Discover this renovated 2-family home offering 1,920 sq ft, 6 bedrooms, and 3 bathrooms—perfect for investors or owner-occupants seeking rental income. Potential cash cow with 1300-1600 per unit! Each unit features spacious rooms and a functional layout. Set on a 4,699 sq ft lot with an attached garage, the property is conveniently located near shops, schools, and parks in the heart of Hoosick Falls. A great opportunity to own a nice income producing property!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1870

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive. Per door: $256/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 $4k of equity ($2k loan paydown + $3k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $250k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.79%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $229,859
• List price: $250,000
• Delta: 8.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.6%
• Equity multiple: 1.54×
• Total profit: $37,610
• Equity at exit: $85,610

10-year hold

• IRR: 14.4%
• Equity multiple: 2.75×
• Total profit: $122,205
• Equity at exit: $113,973

Cash invested: $70,000 (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: 14.7×

Monthly cashflow live

• Estimated rent: $2,832 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$310 /mo · $3,714/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $513

Break-even live

Break-even rent $2,183

Max offer price $250,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,832
Total (2 units)			$2,832

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $250,000 Active 206 DOM
2. 2026-06-18
   days on market $250,000 Active 205 DOM
3. 2026-06-17
   days on market $250,000 Active 204 DOM
4. 2026-06-16
   days on market $250,000 Active 203 DOM
5. 2026-06-15
   days on market $250,000 Active 202 DOM
6. 2026-06-14
   days on market $250,000 Active 200 DOM
7. 2026-06-12
   days on market $250,000 Active 199 DOM
8. 2026-06-09
   days on market $250,000 Active 196 DOM
9. 2026-06-08
   days on market $250,000 Active 195 DOM
10. 2026-06-07
    days on market $250,000 Active 194 DOM
11. 2026-06-04
    days on market $250,000 Active 190 DOM
12. 2026-06-02
    days on market $250,000 Active 189 DOM
13. 2026-06-01
    days on market $250,000 Active 188 DOM
14. 2026-05-31
    days on market $250,000 Active 187 DOM
15. 2026-05-31
    days on market $250,000 Active 186 DOM
16. 2025-11-25
    listed $250,000 Active 470-char remark

    Show marketing remark (470 chars)

    Discover this renovated 2-family home offering 1,920 sq ft, 6 bedrooms, and 3 bathrooms—perfect for investors or owner-occupants seeking rental income. Potential cash cow with 1300-1600 per unit! Each unit features spacious rooms and a functional layout. Set on a 4,699 sq ft lot with an attached garage, the property is conveniently located near shops, schools, and parks in the heart of Hoosick Falls. A great opportunity to own a nice income producing property!

17. 2024-08-30
    soldstatus $35,000

ⓘ 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: $3,714 · $310/mo
• Projected year-2 tax: $3,970 · $331/mo
• Expected delta: +$255/yr (+$21/mo · 6.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 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: $33,984
• − Mortgage interest: −$14,004
• − Property taxes: −$3,714
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,719
• − Management: −$2,719
• − Depreciation: −$7,273
• Taxable income: $2,306
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $5,597/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

+614.3% since first listed

2 events — show timeline

• 2025-11-25 Listed $250,000 Global MLS
• 2024-08-30 Sold (Public Records) $35,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,714 · -14.7% YoY. Source: county tax records.