57 Elm St · Hoosick Falls, NY 12090

$150,000

4 bd · 2.0 ba · 2,304 sqft · MultiFamily public records · 234 Days on market

Built 1879 3,920 sqft lot $65/sqft · 45% below area Est $272k · 45% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks MLS

This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

Key facts

• Large windows
• Complete renovation
• High ceilings

Tags

• COMPLETE RENOVATION
• HIGH CEILINGS
• LARGE WINDOWS
• INSULATION ABOVE CEILING
• INSULATION IN EXTERIOR WALLS
• SEPARATE HEAT AND ELECTRIC

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $536/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $150k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1879 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1879 — 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: 1.87% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.5

CMA / ARV

• ARV (median comp): $272,179
• List price: $150,000
• Delta: -44.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Main St	0.41mi	4/2.0	1,986 (-14%)	2mo	$235,320	$118	56
9-11 2nd St	0.18mi	4/2.0	2,044 (-11%)	22mo	$169,000	$83	54
34 River St	0.24mi	5/3.5 (+1)	2,466 (+7%)	18mo	$192,500	$78	51

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: 33.1%
• Equity multiple: 2.70×
• Total profit: $71,384
• Equity at exit: $51,366

10-year hold

• IRR: 35.4%
• Equity multiple: 5.26×
• Total profit: $178,930
• Equity at exit: $68,384

Cash invested: $42,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,808 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$297 /mo · $3,558/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $1,073

Break-even live

Break-even rent $1,450

Max offer price $150,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,808
Total (2 units)			$2,808

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $150,000 Active 234 DOM
2. 2026-06-18
   days on market $150,000 Active 233 DOM
3. 2026-06-17
   days on market $150,000 Active 232 DOM
4. 2026-06-16
   days on market $150,000 Active 231 DOM
5. 2026-06-15
   days on market $150,000 Active 230 DOM
6. 2026-06-14
   days on market $150,000 Active 228 DOM
7. 2026-06-12
   days on market $150,000 Active 227 DOM
8. 2026-06-09
   days on market $150,000 Active 224 DOM
9. 2026-06-08
   days on market $150,000 Active 223 DOM
10. 2026-06-07
    days on market $150,000 Active 222 DOM
11. 2026-06-04
    days on market $150,000 Active 218 DOM
12. 2026-06-02
    days on market $150,000 Active 217 DOM
13. 2026-06-01
    days on market $150,000 Active 216 DOM
14. 2026-05-31
    days on market $150,000 Active 215 DOM
15. 2026-05-31
    days on market $150,000 Active 214 DOM
16. 2026-03-01
    price $150,000 456-char remark

    Show marketing remark (456 chars)

    This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

17. 2026-03-01
    price $155,000 456-char remark

    Show marketing remark (456 chars)

    This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

18. 2025-12-04
    status Active 456-char remark

    Show marketing remark (456 chars)

    This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

19. 2025-09-22
    historical 456-char remark

    Show marketing remark (456 chars)

    This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

20. 2025-09-22
    price $165,000 456-char remark

    Show marketing remark (456 chars)

    This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

21. 2025-09-15
    price $160,000 456-char remark

    Show marketing remark (456 chars)

    This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

22. 2025-08-13
    listed $180,000 Active 456-char remark

    Show marketing remark (456 chars)

    This brick two-family was the subject of a complete renovation from the timber frames out. Even the studs were replaced. Both units have high ceilings (ca. 10 feet) and large windows for plenty of light. There is plenty of insulation. Separate heat and electric. Downstairs heat is propane hot water, and upstairs is electric baseboard. Unfinished basement is concrete floored and dry. Both tenants are long-term and stable and have existing leases.

23. 1997-10-10
    soldstatus $34,900

ⓘ 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: $3,558 · $297/mo
• Projected year-2 tax: $3,558 · $297/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,696
• − Mortgage interest: −$8,402
• − Property taxes: −$3,558
• − Insurance: −$750
• − Repairs & maintenance: −$2,696
• − Management: −$2,696
• − Depreciation: −$4,364
• Taxable income: $11,231
• Est. tax owed @ 24.0%: −$2,695
• After-tax cash flow: $10,177/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

+329.8% since first listed

8 events — show timeline

• 2026-03-01 Price Changed $150,000 Global MLS
• 2026-03-01 Price Changed $155,000 Global MLS
• 2025-12-04 Relisted — Global MLS
• 2025-09-22 Price Changed $165,000 Global MLS
• 2025-09-22 Listing Removed — Global MLS
• 2025-09-15 Price Changed $160,000 Global MLS
• 2025-08-13 Listed $180,000 Global MLS
• 1997-10-10 Sold (Public Records) $34,900 Public Records

Property tax history

+0.5%/yr

Latest (2025): $3,558 · -1.0% YoY. Source: county tax records.