14 Avenue A · Hoosick Falls, NY 12138

$165,000

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 75 Days on market

Built 1953 0.40 ac lot $222/sqft · 48% below area Est $315k · 48% under $58/mo HOA · 4% of rent

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Why this score? — see what drove the C+ 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
• Cash flow +14.3/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Deeded Lake rights, enjoy the beach, lake, dock, tennis court, and other facilities. Association fee $700. year. MUST belong to association to use dock, beach, facilities. Includes 2 lots! Sold AS IS. Approx 180' road frontage

Key facts

• Dock
• Tennis court
• 180 road frontage

Tags

• DEEDED LAKE RIGHTS
• LAKE
• DOCK
• TENNIS COURT
• 2 LOTS
• 180 ROAD FRONTAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $31 ($370/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (0.4% below list).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.8% 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.
• Berlin Central School District (rural): math 45% / reading 50% proficiency, ranked #412 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 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 $18k of equity ($1k loan paydown + $16k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 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 75 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $90k; list at $165k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $314,558
• List price: $165,000
• Delta: -47.55%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.99×
• Total profit: $91,931
• Equity at exit: $148,645

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $269,381
• 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 12138

• Home prices YoY: 9.0%
• Active inventory: 35
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$275 /mo · $3,302/yr
• Insurance: −$69
• HOA: −$58
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $31

Break-even live

Break-even rent $1,604

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $124	-5% $78	+0% $31	+5% $-16	+10% $-63
Rent	-10% $-99	-5% $-34	+0% $31	+5% $96	+10% $161
Rate	-1.0pp $114	-0.5pp $73	base $31	+0.5pp $-12	+1.0pp $-55

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: —

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 20 events

1. 2026-06-21
   days on market $165,000 Active 75 DOM
2. 2026-06-18
   days on market $165,000 Active 72 DOM
3. 2026-06-17
   days on market $165,000 Active 71 DOM
4. 2026-06-16
   days on market $165,000 Active 70 DOM
5. 2026-06-15
   days on market $165,000 Active 69 DOM
6. 2026-06-14
   pricedays on market $165,000 Active 67 DOM
7. 2026-06-10
   days on market $149,900 Active 64 DOM
8. 2026-06-09
   days on market $149,900 Active 63 DOM
9. 2026-06-08
   days on market $149,900 Active 62 DOM
10. 2026-06-07
    days on market $149,900 Active 61 DOM
11. 2026-06-03
    days on market $149,900 Active 57 DOM
12. 2026-06-02
    days on market $149,900 Active 56 DOM
13. 2026-06-01
    days on market $149,900 Active 55 DOM
14. 2026-05-31
    days on market $149,900 Active 54 DOM
15. 2026-05-31
    days on market $149,900 Active 53 DOM
16. 2026-05-08
    price $149,900 229-char remark

    Show marketing remark (229 chars)

    Deeded Lake rights, enjoy the beach, lake, dock, tennis court, and other facilities. Association fee $700. year. MUST belong to association to use dock, beach, facilities. Includes 2 lots! Sold AS IS. Approx 180' road frontage

17. 2026-04-07
    listed $165,000 Active 229-char remark

    Show marketing remark (229 chars)

    Deeded Lake rights, enjoy the beach, lake, dock, tennis court, and other facilities. Association fee $700. year. MUST belong to association to use dock, beach, facilities. Includes 2 lots! Sold AS IS. Approx 180' road frontage

18. 2002-09-23
    soldstatus $90,000 144-char remark

    Show marketing remark (144 chars)

    BABCOCK LAKE ESTATES. ASSOCIATION BEACH & LAKE RIGHTS TO BABCOCK LAKE. A SHORT WALK TO LAKE. YEAR ROUND HOME W/GUEST COTTAGE. Good Condition

19. 2002-09-13
    historical 144-char remark

    Show marketing remark (144 chars)

    BABCOCK LAKE ESTATES. ASSOCIATION BEACH & LAKE RIGHTS TO BABCOCK LAKE. A SHORT WALK TO LAKE. YEAR ROUND HOME W/GUEST COTTAGE. Good Condition

20. 2002-05-16
    listed $95,500 144-char remark

    Show marketing remark (144 chars)

    BABCOCK LAKE ESTATES. ASSOCIATION BEACH & LAKE RIGHTS TO BABCOCK LAKE. A SHORT WALK TO LAKE. YEAR ROUND HOME W/GUEST COTTAGE. 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: $3,302 · $275/mo
• Projected year-2 tax: $3,302 · $275/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥90°F today · 13 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: $19,717
• − Mortgage interest: −$9,243
• − Property taxes: −$3,302
• − Insurance: −$825
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$696
• − Depreciation: −$4,800
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $923/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: Berlin Central School District
• NCES district ID: 3604620
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $58,335
• Composite: 41.5/100
• National rank: #3455
• State rank: #412 of 590 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

• Population (ZIP): 2,826

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 7% Iranian 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 26.77%
• Current HPI: 324.5137
• 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

+57.0% since first listed

5 events — show timeline

• 2026-05-08 Price Changed $149,900 Global MLS
• 2026-04-07 Listed $165,000 Global MLS
• 2002-09-23 Sold (MLS) $90,000 Global MLS
• 2002-09-13 Listing Removed — Global MLS
• 2002-05-16 Listed $95,500 Global MLS

Property tax history

+12.1%/yr

Latest (2025): $3,302 · +45.6% YoY. Source: county tax records.