1 La Barge St · Hudson Falls, NY 12839

$194,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 15 Days on market

Built 1955 4,791 sqft lot $266/sqft · 10% below area Est $238k · 18% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming ranch in the village of Hudson Falls- Offers 2 bedrooms on first floor, eat in kitchen, updated bath. Basement has additional finished space. Yard is fenced in with pool. Features include hardwood floors, central air, tankless hot water heater. A great starter home. Why rent when you can own for less?

Key facts

• Tile in kitchen
• Above-ground pool
• Hardwood floors

Tags

• HARDWOOD FLOORS
• TILE IN KITCHEN
• SPACIOUS EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• FULLY FENCED BACKYARD
• ABOVE-GROUND POOL

Property features AI

Exterior

• Parking: Off-street paved driveway parking for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; Living area approximately 800
• Construction: Vinyl siding
• Exterior features: Back yard fencing; Paved driveway

Interior

• Kitchen: Gas oven; Microwave; Tankless water heater
• Bedrooms: Two bedrooms on the first floor
• Flooring: Ceramic tile; Hardwood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partial basement; 4 total rooms
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (40.7% below list).
• Recommended offer: $115k (40.7% below list) — sets the bar for 1% rule.

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 Primary School (math 42% / reading 47%, grade F, #1,277 of 2,108 statewide, top 64%, 429 students, 42% FRL); Hudson Falls Middle School (math 16% / reading 44%, grade F, #539 of 729 statewide, top 74%, 498 students, 39% FRL); Hudson Falls High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 694 students, 38% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 58 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 $21k of equity ($1k loan paydown + $19k 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.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $130k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000 (40.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.59% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.65%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $237,734
• List price: $194,000
• Delta: -18.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 King Ave	0.29mi	1/1.0 (-1)	644 (-12%)	2mo	$105,000	$163	60
9-11 Combs Ave	0.54mi	1/1.0 (-1)	720 (-1%)	11mo	$174,900	$243	59

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: 17.5%
• Equity multiple: 2.43×
• Total profit: $77,847
• Equity at exit: $174,771

10-year hold

• IRR: 16.5%
• Equity multiple: 5.62×
• Total profit: $251,172
• Equity at exit: $376,899

Cash invested: $54,320 (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: 58
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$247 /mo · $2,967/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-437

Break-even live

Break-even rent $1,703

Max offer price $116,806

Occupancy floor —

Sensitivity live

Price	-10% $-327	-5% $-382	+0% $-437	+5% $-492	+10% $-547
Rent	-10% $-528	-5% $-482	+0% $-437	+5% $-392	+10% $-346
Rate	-1.0pp $-339	-0.5pp $-388	base $-437	+0.5pp $-487	+1.0pp $-538

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: $48,500
• Closing costs: $5,820
• 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	45d	1	1.22mi

Listing history 11 events

1. 2026-05-14
   status Pending 653-char remark
2. 2026-05-12
   price $194,000 653-char remark
3. 2026-05-05
   status Active 653-char remark
4. 2026-05-03
   historical Contingent 653-char remark
5. 2026-04-29
   listed $199,000 Active 653-char remark
6. 2020-09-11
   soldstatus $129,900
7. 2020-08-21
   soldstatus $129,900 Closed (Final Sale) 311-char remark

   Show marketing remark (311 chars)

   Charming ranch in the village of Hudson Falls- Offers 2 bedrooms on first floor, eat in kitchen, updated bath. Basement has additional finished space. Yard is fenced in with pool. Features include hardwood floors, central air, tankless hot water heater. A great starter home. Why rent when you can own for less?

8. 2020-06-06
   listed $129,900 New 311-char remark

   Show marketing remark (311 chars)

   Charming ranch in the village of Hudson Falls- Offers 2 bedrooms on first floor, eat in kitchen, updated bath. Basement has additional finished space. Yard is fenced in with pool. Features include hardwood floors, central air, tankless hot water heater. A great starter home. Why rent when you can own for less?

9. 2008-05-30
   soldstatus $85,000
10. 2008-05-23
    soldstatus $85,000

    Show marketing remark (76 chars)

    NICE TWO BEDROOM WTH HARDWOOD FLOORS- PERFECT FOR STARTER OR RETIRED COUPLE.

11. 2008-02-02
    listed $89,000

    Show marketing remark (76 chars)

    NICE TWO BEDROOM WTH HARDWOOD FLOORS- PERFECT FOR STARTER OR RETIRED COUPLE.

ⓘ 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: $2,967 · $247/mo
• Projected year-2 tax: $3,123 · $260/mo
• Expected delta: +$156/yr (+$13/mo · 5.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 20% 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: $13,800
• − Mortgage interest: −$10,867
• − Property taxes: −$2,967
• − Insurance: −$970
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$5,644
• Taxable loss: −$8,856
• Est. tax savings @ 24.0%: +$2,125
• After-tax cash flow: $-3,118/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

+118.0% since first listed

11 events — show timeline

• 2026-05-14 Pending — Global MLS
• 2026-05-12 Price Changed $194,000 Global MLS
• 2026-05-05 Relisted — Global MLS
• 2026-05-03 Contingent — Global MLS
• 2026-04-29 Listed $199,000 Global MLS
• 2020-09-11 Sold (Public Records) $129,900 Public Records
• 2020-08-21 Sold (MLS) $129,900 Global MLS
• 2020-06-06 Listed $129,900 Global MLS
• 2008-05-30 Sold (Public Records) $85,000 Public Records
• 2008-05-23 Sold (MLS) $85,000 Global MLS
• 2008-02-02 Listed $89,000 Global MLS

Property tax history

+5.0%/yr

Latest (2025): $2,967 · -0.4% YoY. Source: county tax records.