71 Coleman Ave · Hudson Falls, NY 12839

$145,000

2 bd · 1.0 ba · 598 sqft · SingleFamily public records · 4 Days on market

Built 1942 0.50 ac lot Est $160k · 10% 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 +11.8/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Why are you paying rent when you can own this comfortable home, enjoy a large fenced in back yard, and be close to the play ground as well as grocery stores, etc. Good condition, newer roof, newer windows, soaking tub, real hard wood floors and plenty of storage. Come see for yourself! Good Condition

Key facts

• Full basement
• Storage space
• Clawfoot tub

Tags

• HARDWOOD FLOORS
• UPDATED BATHROOM
• CLAWFOOT TUB
• FULLY FENCED YARD
• FULL BASEMENT
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (20.7% below list).
• Recommended offer: $114k (21.4% below list) — sets the bar for cash-flow.

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 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.
• Zoned-school proficiency averages 63% at this address vs 43% district-wide (+20 pts) — the actual schools serving this property are materially stronger than the Hudson Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• 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 $16k of equity ($1k loan paydown + $14k 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 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $70k; list at $145k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,967 (21.4% 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 1942 — 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: 0.79% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $160,264
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Coleman Ave	0.00mi	2/1.0	598 (0%)	0mo	$160,000	$268	100

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $67,850
• Equity at exit: $130,627

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $208,741
• Equity at exit: $281,703

Cash invested: $40,600 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$263 /mo · $3,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-176

Break-even live

Break-even rent $1,372

Max offer price $113,967

Occupancy floor —

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: $36,250
• Closing costs: $4,350
• 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	43d	1	0.72mi

Listing history 10 events

1. 2026-04-03
   status Pending
2. 2026-04-02
   historical Contingent
3. 2026-03-30
   listed $145,000 Active
4. 2019-01-31
   soldstatus $70,000
5. 2019-01-30
   soldstatus $70,000 303-char remark

   Show marketing remark (303 chars)

   Why are you paying rent when you can own this comfortable home, enjoy a large fenced in back yard, and be close to the play ground as well as grocery stores, etc. Good condition, newer roof, newer windows, soaking tub, real hard wood floors and plenty of storage. Come see for yourself! Good Condition

6. 2018-10-29
   listed $84,900 303-char remark

   Show marketing remark (303 chars)

   Why are you paying rent when you can own this comfortable home, enjoy a large fenced in back yard, and be close to the play ground as well as grocery stores, etc. Good condition, newer roof, newer windows, soaking tub, real hard wood floors and plenty of storage. Come see for yourself! Good Condition

7. 2008-10-04
   soldstatus $76,500 223-char remark

   Show marketing remark (223 chars)

   Affordable, clean, adorable starter or retirement home move in condition plenty of room to expand .Great yard, to garden entertain, fencing, new windows, newer furnace, Hardwood floors, soaking tub. Walking distance to park

8. 2008-10-03
   soldstatus $76,500
9. 2008-07-01
   listed $78,000 223-char remark

   Show marketing remark (223 chars)

   Affordable, clean, adorable starter or retirement home move in condition plenty of room to expand .Great yard, to garden entertain, fencing, new windows, newer furnace, Hardwood floors, soaking tub. Walking distance to park

10. 2008-07-01
    listed $78,000

    Show marketing remark (223 chars)

    Affordable, clean, adorable starter or retirement home move in condition plenty of room to expand .Great yard, to garden entertain, fencing, new windows, newer furnace, Hardwood floors, soaking tub. Walking distance to park

ⓘ 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: $3,160 · $263/mo
• Projected year-2 tax: $3,160 · $263/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: $13,800
• − Mortgage interest: −$8,122
• − Property taxes: −$3,160
• − Insurance: −$725
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$4,218
• Taxable loss: −$4,634
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-996/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

+85.9% since first listed

10 events — show timeline

• 2026-04-03 Pending — Global MLS
• 2026-04-02 Contingent — Global MLS
• 2026-03-30 Listed $145,000 Global MLS
• 2019-01-31 Sold (Public Records) $70,000 Public Records
• 2019-01-30 Sold (MLS) $70,000 Global MLS
• 2018-10-29 Listed $84,900 Global MLS
• 2008-10-04 Sold (MLS) $76,500 Global MLS
• 2008-10-03 Sold (MLS) $76,500 Global MLS
• 2008-07-01 Listed $78,000 Global MLS
• 2008-07-01 Listed $78,000 Global MLS

Property tax history

+16.2%/yr

Latest (2025): $3,160 · +8.5% YoY. Source: county tax records.