76 1st St · Hoosick Falls, NY 12090

$89,000

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 28 Days on market

Built 1890 8,276 sqft lot Est $174k · 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 +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

Listing remarks MLS

Adorable, affordable, low maintenance home. Perfect starter home, ready to move in. New vinyl siding, new roof ,new windows 8 year old furnace. All waiting for a happy new owner. 2 bedroom style loft, eat-in kitchen, laundry room and hardwood floors through out. Good Condition

Key facts

• Quiet street
• Hoosick river
• Hoosick greenway

Tags

• QUIET STREET
• HOOSICK GREENWAY
• HOOSICK RIVER

Property features AI

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Entry via first floor
• Construction: Vinyl siding; Built on a full foundation
• Exterior features: Outdoor lighting; Level lot with road frontage

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms located on the second floor
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: High-speed internet; Full, unfinished basement; Living room on the first floor; Den on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Zoned schools: Hoosick Falls Elementary School (math 54% / reading 64%, grade B-, #745 of 2,108 statewide, top 39%, 398 students, 53% FRL); Hoosick Falls High School (math 87% / reading 82%, grade A, #379 of 1,100 statewide, top 36%, 329 students, 51% FRL) — zoned schools average 52% FRL vs 35% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 72% at this address vs 49% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Hoosick Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• 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 $2k of equity ($615 loan paydown + $908 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $66k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.58% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.91%
• DSCR: 1.80
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $174,276
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Abbott St	0.50mi	3/1.0	1,008 (+9%)	6mo	$220,000	$218	57
46 Hoosick St	0.33mi	2/1.0 (-1)	868 (-6%)	16mo	$50,000	$58	55
21914 State Route 22	0.73mi	3/1.0	915 (-1%)	18mo	$172,462	$188	49
22 Ball St	0.57mi	2/1.5 (-1)	1,040 (+12%)	14mo	$165,000	$159	34

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: 20.0%
• Equity multiple: 2.02×
• Total profit: $25,535
• Equity at exit: $30,477

10-year hold

• IRR: 23.2%
• Equity multiple: 3.81×
• Total profit: $69,956
• Equity at exit: $40,574

Cash invested: $24,920 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$238 /mo · $2,854/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $372

Break-even live

Break-even rent $939

Max offer price $89,000

Occupancy floor 69%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $89,000 Active 28 DOM
2. 2026-06-18
   days on market $89,000 Active 27 DOM
3. 2026-06-17
   days on market $89,000 Active 26 DOM
4. 2026-06-16
   days on market $89,000 Active 25 DOM
5. 2026-06-15
   days on market $89,000 Active 24 DOM
6. 2026-06-14
   days on market $89,000 Active 22 DOM
7. 2026-06-12
   days on market $89,000 Active 21 DOM
8. 2026-06-09
   days on market $89,000 Active 18 DOM
9. 2026-06-08
   days on market $89,000 Active 17 DOM
10. 2026-06-07
    days on market $89,000 Active 16 DOM
11. 2026-06-04
    days on market $89,000 Active 12 DOM
12. 2026-06-02
    days on market $89,000 Active 11 DOM
13. 2026-06-01
    days on market $89,000 Active 10 DOM
14. 2026-05-31
    days on market $89,000 Active 9 DOM
15. 2026-05-31
    days on market $89,000 Active 8 DOM
16. 2026-05-20
    listed $89,000 Active
17. 2006-10-16
    soldstatus $65,957
18. 2006-10-05
    soldstatus $65,957 277-char remark

    Show marketing remark (277 chars)

    Adorable, affordable, low maintenance home. Perfect starter home, ready to move in. New vinyl siding, new roof ,new windows 8 year old furnace. All waiting for a happy new owner. 2 bedroom style loft, eat-in kitchen, laundry room and hardwood floors through out. Good Condition

19. 2006-09-10
    historical 277-char remark

    Show marketing remark (277 chars)

    Adorable, affordable, low maintenance home. Perfect starter home, ready to move in. New vinyl siding, new roof ,new windows 8 year old furnace. All waiting for a happy new owner. 2 bedroom style loft, eat-in kitchen, laundry room and hardwood floors through out. Good Condition

20. 2006-04-24
    listed $67,000 277-char remark

    Show marketing remark (277 chars)

    Adorable, affordable, low maintenance home. Perfect starter home, ready to move in. New vinyl siding, new roof ,new windows 8 year old furnace. All waiting for a happy new owner. 2 bedroom style loft, eat-in kitchen, laundry room and hardwood floors through out. Good Condition

21. 2000-02-03
    soldstatus $38,500
22. 1998-08-16
    soldstatus $38,500 164-char remark

    Show marketing remark (164 chars)

    QUIET SIDE STREET/MOST WORK DONE NEW FURNACE,ELEC,ROOF,KITCHEN & BATH NEEDS PLUMBING FINISHED & SOME OTHER CALL FOR DETAILS/LARGE LOT -- Very Good Condition

23. 1998-07-07
    historical 164-char remark

    Show marketing remark (164 chars)

    QUIET SIDE STREET/MOST WORK DONE NEW FURNACE,ELEC,ROOF,KITCHEN & BATH NEEDS PLUMBING FINISHED & SOME OTHER CALL FOR DETAILS/LARGE LOT -- Very Good Condition

24. 1998-06-15
    listed $38,500 164-char remark

    Show marketing remark (164 chars)

    QUIET SIDE STREET/MOST WORK DONE NEW FURNACE,ELEC,ROOF,KITCHEN & BATH NEEDS PLUMBING FINISHED & SOME OTHER CALL FOR DETAILS/LARGE LOT -- Very Good Condition

ⓘ 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: $2,854 · $238/mo
• Projected year-2 tax: $2,854 · $238/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,914
• − Mortgage interest: −$4,985
• − Property taxes: −$2,854
• − Insurance: −$445
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,589
• Taxable income: $3,334
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,662/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

+131.2% since first listed

9 events — show timeline

• 2026-05-20 Listed $89,000 Global MLS
• 2006-10-16 Sold (Public Records) $65,957 Public Records
• 2006-10-05 Sold (MLS) $65,957 Global MLS
• 2006-09-10 Listing Removed — Global MLS
• 2006-04-24 Listed $67,000 Global MLS
• 2000-02-03 Sold (Public Records) $38,500 Public Records
• 1998-08-16 Sold (MLS) $38,500 Global MLS
• 1998-07-07 Listing Removed — Global MLS
• 1998-06-15 Listed $38,500 Global MLS

Property tax history

+11.0%/yr

Latest (2025): $2,854 · +80.3% YoY. Source: county tax records.