102 River St · Hudson Falls, NY 12839

$299,000

3 bd · 2.0 ba · 2,102 sqft · MultiFamily public records · 40 Days on market

Built 1880 0.29 ac lot $142/sqft · 13% below area Est $346k · 13% under

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Why this score? — see what drove the B- 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 +19.0/30.0
• ARV discount +13.6/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• 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: 2 units. confirmed

Listing remarks

turn key 2 family , currently has a beauty salon of 31 years separate entrance for salon, adequate parking , the owner is the listing agent, high visibility for a in home business , convenient location

Key facts

• Separate entrance
• Adequate parking
• Convenient location

Tags

• SEPARATE ENTRANCE
• ADEQUATE PARKING
• HIGH VISIBILITY
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Two total residential units

Exterior

• Parking: Paved parking for 10 vehicles
• Utilities: Public water; Public sewer; Natural gas available for heating
• Home design: Duplex; Two-story elements indicated by bath locations
• Construction: Vinyl siding
• Exterior features: Shingle roof; Road frontage

Interior

• Bedrooms: Two-unit property: Unit 1 has 1 bedroom; Unit 2 has 2 bedrooms
• Flooring: Carpet; Ceramic tile; Hardwood; Laminate
• Bathrooms: Total of 3 bathrooms: 2 full baths and 1 half bath; Full bath locations on 1st and 2nd levels; half bath on 1st level
• Heating & cooling: Natural gas heating
• Interior features: Carpet, ceramic tile, hardwood, and laminate flooring; Partial basement with crawl space and Bilco doors

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive. Per door: $156/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (1.5% below list).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.

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 High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 694 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 82% at this address vs 43% district-wide (+39 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; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $46k; list at $299k implies a 550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.98% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $345,572
• List price: $299,000
• Delta: -13.48%
• 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
280 Main St	0.63mi	4/3.0 (+1)	1,856 (-12%)	2mo	$90,000	$48	41
6 N Oak St	0.66mi	4/2.0 (+1)	1,960 (-7%)	20mo	$191,000	$97	36

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $182,779
• Equity at exit: $269,363

10-year hold

• IRR: 24.0%
• Equity multiple: 7.24×
• Total profit: $522,609
• Equity at exit: $580,891

Cash invested: $83,720 (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: 16.9×

Monthly cashflow live

• Estimated rent: $2,944 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$320 /mo · $3,844/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $313

Break-even live

Break-even rent $2,548

Max offer price $299,000

Occupancy floor 84%

Sensitivity live

Price	-10% $482	-5% $397	+0% $313	+5% $228	+10% $144
Rent	-10% $80	-5% $197	+0% $313	+5% $429	+10% $545
Rate	-1.0pp $463	-0.5pp $389	base $313	+0.5pp $235	+1.0pp $157

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$2,944
Total (2 units)			$2,944

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $299,000 Active 40 DOM
2. 2026-06-17
   days on market $299,000 Active 39 DOM
3. 2026-06-16
   days on market $299,000 Active 38 DOM
4. 2026-06-15
   days on market $299,000 Active 37 DOM
5. 2026-06-14
   days on market $299,000 Active 35 DOM
6. 2026-06-13
   days on market $299,000 Active 34 DOM
7. 2026-06-10
   days on market $299,000 Active 32 DOM
8. 2026-06-09
   days on market $299,000 Active 31 DOM
9. 2026-06-08
   days on market $299,000 Active 30 DOM
10. 2026-06-07
    days on market $299,000 Active 29 DOM
11. 2026-06-03
    days on market $299,000 Active 25 DOM
12. 2026-06-02
    days on market $299,000 Active 24 DOM
13. 2026-06-01
    days on market $299,000 Active 23 DOM
14. 2026-05-31
    days on market $299,000 Active 22 DOM
15. 2026-05-31
    days on market $299,000 Active 21 DOM
16. 2026-05-09
    listed $312,000 Active 199-char remark
17. 2026-03-28
    historical
18. 2025-12-22
    listed $325,000 Active
19. 1993-03-19
    soldstatus $46,000

ⓘ 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: $3,844 · $320/mo
• Projected year-2 tax: $4,449 · $371/mo
• Expected delta: +$604/yr (+$50/mo · 15.7%)

ⓘ 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 · 15 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: $35,328
• − Mortgage interest: −$16,749
• − Property taxes: −$3,844
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,826
• − Management: −$2,826
• − Depreciation: −$8,698
• Taxable loss: −$1,111
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $4,020/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

+550.0% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $299,000 Global MLS
• 2026-05-09 Listed $312,000 Global MLS
• 2026-03-28 Listing Removed — Global MLS
• 2025-12-22 Listed $325,000 Global MLS
• 1993-03-19 Sold (Public Records) $46,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,844 · +16.2% YoY. Source: county tax records.