66-68 Boulevard · Hudson Falls, NY 12839

$99,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 63 Days on market

Built 1910 6,969 sqft lot $105/sqft · 61% below area

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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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +4.6/10.0
• 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

Motivated seller!! Unlock the potential in this 2-bedroom, 1-bath fixer-upper--an excellent opportunity for investors or savvy buyers looking to add value. This property features a spacious two-car garage and a versatile bonus back room, perfect for a workshop, studio, or future expansion. With solid bones and a functional layout, this home is ready for your vision and updates. Whether you're planning a flip, rental, or long-term investment, the possibilities here are endless. Conveniently sized and full of potential, this is your chance to transform a diamond in the rough into something truly special. Bring your ideas and make it shine!

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $33 ($400/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: schools C-, crime D, employment D.
• 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.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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?
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: 1.16% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 7.2

CMA / ARV

• ARV (median comp): $251,397
• List price: $99,000
• Delta: -60.62%
• 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
79 Boulevard St	0.06mi	3/1.0 (+1)	1,050 (+12%)	3mo	$154,000	$147	70
27 9th Ave	0.22mi	3/1.0 (+1)	984 (+5%)	17mo	$219,000	$223	63
5 Mercy St	0.20mi	3/1.0 (+1)	1,048 (+12%)	9mo	$239,400	$228	59
20 Quarry Circle Way	0.57mi	2/2.0	992 (+6%)	2mo	$350,000	$353	59
114 Feeder St	0.31mi	2/1.0	856 (-9%)	15mo	$130,000	$152	58
9 New Pine St	0.44mi	3/2.0 (+1)	1,025 (+9%)	8mo	$295,000	$288	49
42-44 E East Labarge St	0.73mi	2/1.0	968 (+3%)	15mo	$252,000	$260	48
32 Fairfield Ln	0.48mi	2/1.0	1,030 (+10%)	22mo	$185,000	$180	43
24 Laclaire St	0.53mi	3/1.0 (+1)	1,016 (+8%)	17mo	$239,000	$235	42
15 West St	0.37mi	3/1.5 (+1)	1,078 (+15%)	12mo	$227,500	$211	41
42 Dean Rd	0.57mi	3/1.0 (+1)	1,032 (+10%)	19mo	$144,000	$140	36
25 Boulevard	0.70mi	3/1.0 (+1)	1,076 (+14%)	10mo	$165,000	$153	30

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: 25.4%
• Equity multiple: 3.03×
• Total profit: $56,173
• Equity at exit: $89,187

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $164,021
• Equity at exit: $192,335

Cash invested: $27,720 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$315 /mo · $3,777/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $33

Break-even live

Break-even rent $1,108

Max offer price $99,000

Occupancy floor 92%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Main St Apt 4 Hudson Falls, NY	1.0	1.0	600	$1,150	$1.92	44d	1	1.49mi

Listing history 16 events

1. 2026-06-13
   status $99,000 Pending 63 DOM
2. 2026-06-10
   days on market $99,000 Active 63 DOM
3. 2026-06-09
   days on market $99,000 Active 62 DOM
4. 2026-06-08
   days on market $99,000 Active 61 DOM
5. 2026-06-07
   days on market $99,000 Active 60 DOM
6. 2026-06-03
   days on market $99,000 Active 56 DOM
7. 2026-06-03
   remarks 660-char remark
8. 2026-06-02
   days on market $99,000 Active 55 DOM
9. 2026-06-01
   days on market $99,000 Active 54 DOM
10. 2026-05-31
    days on market $99,000 Active 53 DOM
11. 2026-05-31
    days on market $99,000 Active 52 DOM
12. 2026-05-12
    price $125,000 654-char remark

    Show marketing remark (654 chars)

    Motivated seller!! Unlock the potential in this 2-bedroom, 1-bath fixer-upper--an excellent opportunity for investors or savvy buyers looking to add value. This property features a spacious two-car garage and a versatile bonus back room, perfect for a workshop, studio, or future expansion. With solid bones and a functional layout, this home is ready for your vision and updates. Whether you're planning a flip, rental, or long-term investment, the possibilities here are endless. Conveniently sized and full of potential, this is your chance to transform a diamond in the rough into something truly special. Bring your ideas and make it shine!

13. 2026-04-29
    price $130,000 654-char remark

    Show marketing remark (654 chars)

    Motivated seller!! Unlock the potential in this 2-bedroom, 1-bath fixer-upper--an excellent opportunity for investors or savvy buyers looking to add value. This property features a spacious two-car garage and a versatile bonus back room, perfect for a workshop, studio, or future expansion. With solid bones and a functional layout, this home is ready for your vision and updates. Whether you're planning a flip, rental, or long-term investment, the possibilities here are endless. Conveniently sized and full of potential, this is your chance to transform a diamond in the rough into something truly special. Bring your ideas and make it shine!

14. 2026-04-08
    listed $140,000 Active 654-char remark

    Show marketing remark (654 chars)

    Motivated seller!! Unlock the potential in this 2-bedroom, 1-bath fixer-upper--an excellent opportunity for investors or savvy buyers looking to add value. This property features a spacious two-car garage and a versatile bonus back room, perfect for a workshop, studio, or future expansion. With solid bones and a functional layout, this home is ready for your vision and updates. Whether you're planning a flip, rental, or long-term investment, the possibilities here are endless. Conveniently sized and full of potential, this is your chance to transform a diamond in the rough into something truly special. Bring your ideas and make it shine!

15. 2009-09-24
    soldstatus $88,298
16. 1993-03-03
    soldstatus $48,500

ⓘ 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: $3,777 · $315/mo
• Projected year-2 tax: $3,777 · $315/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $13,800
• − Mortgage interest: −$5,546
• − Property taxes: −$3,777
• − Insurance: −$495
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,880
• Taxable loss: −$1,106
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $665/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

+157.7% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $125,000 Global MLS
• 2026-04-29 Price Changed $130,000 Global MLS
• 2026-04-08 Listed $140,000 Global MLS
• 2009-09-24 Sold (Public Records) $88,298 Public Records
• 1993-03-03 Sold (Public Records) $48,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $3,777 · +10.9% YoY. Source: county tax records.