9 Feeder St · Hudson Falls, NY 12839

$165,000

4 bd · 2.0 ba · 1,980 sqft · MultiFamily public records · 56 Days on market

Built 1930 3,920 sqft lot $83/sqft · 49% below area Est $321k · 49% under

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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 +10.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Great opportunity to own a multi-family investment property with strong income potential. The first-floor unit features a spacious 3-bedroom layout, while the second-floor unit offers 2 bedrooms. Ideal for owner-occupants or investors looking to generate consistent cash flow. Don't miss your chance to add this solid property to your portfolio.

Key facts

• 3,920 sq ft lot
• 4 parking spots
• Built 1930

Property features AI

Finance

• Financial info: Owner pays trash collection; Tenants pay heat, electricity, internet, cable TV, and snow removal; Property has 2 total units

Exterior

• Parking: Off-street parking; Driveway; 4 total parking spaces
• Security: Carbon monoxide detector(s)
• Utilities: 100 Amp electric service; Public water; Public sewer; Cable available
• Home design: Duplex; Fixer condition
• Construction: Shingle roof; Asbestos and drywall construction materials; Stone and other foundation
• Exterior features: Front porch; Rear covered porch; Wood fencing around backyard; Level, cleared lot

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms
• Flooring: Carpet; Hardwood; Laminate; Linoleum
• Bathrooms: 2 full bathrooms (one on 1st level, one on 2nd level); Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Electric heating; Forced air; Natural gas heating
• Interior features: Paddle fan; High-speed internet
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $816 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.9% 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 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; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.20%
• DSCR: 1.94
• GRM: 5.3

CMA / ARV

• ARV (median comp): $320,767
• List price: $165,000
• Delta: -48.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Main St	0.07mi	4/3.0	1,856 (-6%)	2mo	$90,000	$48	81
21-23 Maple Ave	0.41mi	4/2.0	1,914 (-3%)	0mo	$245,000	$128	75
6 N Oak St	0.32mi	4/2.0	1,960 (-1%)	20mo	$191,000	$97	66
17-19 Maple Ave	0.43mi	4/2.0	1,914 (-3%)	17mo	$220,000	$115	61
8 Hudson Pl	0.67mi	4/2.0	1,994 (+1%)	18mo	$152,500	$76	52
3 Hudson Pl	0.66mi	5/2.0 (+1)	1,820 (-8%)	2mo	$180,000	$99	49
60 River St	0.44mi	4/2.0	1,740 (-12%)	23mo	$165,000	$95	40

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: 40.1%
• Equity multiple: 4.07×
• Total profit: $141,941
• Equity at exit: $148,645

10-year hold

• IRR: 34.6%
• Equity multiple: 9.17×
• Total profit: $377,316
• Equity at exit: $320,559

Cash invested: $46,200 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,601 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$305 /mo · $3,656/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $816

Break-even live

Break-even rent $1,568

Max offer price $165,000

Occupancy floor 64%

Sensitivity live

Price	-10% $910	-5% $863	+0% $816	+5% $769	+10% $723
Rent	-10% $611	-5% $713	+0% $816	+5% $919	+10% $1,022
Rate	-1.0pp $899	-0.5pp $858	base $816	+0.5pp $773	+1.0pp $730

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,451
1× unit	2	1	$1,150
Total (2 units)			$2,601

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 56 DOM
2. 2026-06-18
   days on market $165,000 Active 53 DOM
3. 2026-06-17
   days on market $165,000 Active 52 DOM
4. 2026-06-16
   days on market $165,000 Active 51 DOM
5. 2026-06-15
   days on market $165,000 Active 50 DOM
6. 2026-06-14
   days on market $165,000 Active 48 DOM
7. 2026-06-13
   days on market $165,000 Active 47 DOM
8. 2026-06-10
   days on market $165,000 Active 45 DOM
9. 2026-06-09
   days on market $165,000 Active 44 DOM
10. 2026-06-08
    days on market $165,000 Active 43 DOM
11. 2026-06-07
    days on market $165,000 Active 42 DOM
12. 2026-06-03
    days on market $165,000 Active 38 DOM
13. 2026-06-02
    days on market $165,000 Active 37 DOM
14. 2026-06-01
    days on market $165,000 Active 36 DOM
15. 2026-05-31
    days on market $165,000 Active 35 DOM
16. 2026-05-31
    days on market $165,000 Active 34 DOM
17. 2026-05-01
    price $165,000 345-char remark
18. 2026-04-26
    listed $172,000 Active 345-char remark
19. 2014-11-25
    historical
20. 2013-11-25
    listed $74,900

ⓘ 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: $3,656 · $305/mo
• Projected year-2 tax: $3,656 · $305/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 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: $31,212
• − Mortgage interest: −$9,243
• − Property taxes: −$3,656
• − Insurance: −$825
• − Repairs & maintenance: −$2,497
• − Management: −$2,497
• − Depreciation: −$4,800
• Taxable income: $7,695
• Est. tax owed @ 24.0%: −$1,847
• After-tax cash flow: $7,947/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

+120.3% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $165,000 Global MLS
• 2026-04-26 Listed $172,000 Global MLS
• 2014-11-25 Listing Removed — Global MLS
• 2013-11-25 Listed $74,900 Global MLS

Property tax history

+3.0%/yr

Latest (2025): $3,656 · +15.8% YoY. Source: county tax records.