116 River St · Hudson Falls, NY 12839

$79,900

1 bd · 1.5 ba · 2,912 sqft · SingleFamily public records · 223 Days on market

Built 1900 0.37 ac lot ↓ 36% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 8-Bedroom Home with Character and Endless Possibilities in Queensbury CSD! Step back in time with this charming 2-story Old-Style home built in 1900, offering over 2,900 sq ft of living space on a generous 0.37-acre lot in the Queensbury School District. This unique property features 8 bedrooms, 1.5 baths, 2 kitchens, 2 living rooms, and a cozy family room—providing plenty of room for large or multi-generational living. The first floor, formerly a local bar, presents an exciting opportunity to restore, repurpose, or reimagine the space—perfect for a home business, in-law suite, or expansive entertaining area. The full unfinished basement offers ample storage or workshop potential, while the 1-car attached garage adds everyday convenience. Brimming with character and history, this home is ready for your vision and updates. Whether you're an investor, renovator, or buyer seeking a spacious residence with room to grow, this property offers endless potential in a desirable location close to schools, shops, and area amenities.

Key facts

• 2 kitchens
• 2 living rooms
• 0.37 acre lot

Tags

• 2 KITCHENS
• 2 LIVING ROOMS
• FULL UNFINISHED BASEMENT
• SITUATED ON 0.37 ACRES
• LOCATED IN QUEENSBURY CSD

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.3% 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: schools C-, crime D, employment D.
• Queensbury Union Free School District (suburban): math 57% / reading 62% proficiency, ranked #230 of 590 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 55 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Warren County population projected at -19% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.47% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $60,240
• Equity at exit: $71,980

10-year hold

• IRR: 29.9%
• Equity multiple: 8.35×
• Total profit: $164,485
• Equity at exit: $155,228

Cash invested: $22,372 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$212 /mo · $2,547/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $261

Break-even live

Break-even rent $841

Max offer price $79,900

Occupancy floor 73%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $79,900 Active 223 DOM
2. 2026-06-18
   days on market $79,900 Active 222 DOM
3. 2026-06-17
   price $79,900 Active 221 DOM
4. 2026-06-17
   days on market $89,900 Active 221 DOM
5. 2026-06-16
   days on market $89,900 Active 220 DOM
6. 2026-06-15
   days on market $89,900 Active 219 DOM
7. 2026-06-14
   days on market $89,900 Active 217 DOM
8. 2026-06-12
   days on market $89,900 Active 216 DOM
9. 2026-06-09
   days on market $89,900 Active 213 DOM
10. 2026-06-08
    days on market $89,900 Active 212 DOM
11. 2026-06-07
    days on market $89,900 Active 211 DOM
12. 2026-06-07
    days on market $89,900 Active 210 DOM
13. 2026-06-04
    days on market $89,900 Active 207 DOM
14. 2026-06-02
    days on market $89,900 Active 206 DOM
15. 2026-06-01
    days on market $89,900 Active 205 DOM
16. 2026-05-31
    days on market $89,900 Active 204 DOM
17. 2026-05-31
    days on market $89,900 Active 203 DOM
18. 2026-01-08
    price $89,900 1067-char remark

    Show marketing remark (1067 chars)

    Spacious 8-Bedroom Home with Character and Endless Possibilities in Queensbury CSD! Step back in time with this charming 2-story Old-Style home built in 1900, offering over 2,900 sq ft of living space on a generous 0.37-acre lot in the Queensbury School District. This unique property features 8 bedrooms, 1.5 baths, 2 kitchens, 2 living rooms, and a cozy family room—providing plenty of room for large or multi-generational living. The first floor, formerly a local bar, presents an exciting opportunity to restore, repurpose, or reimagine the space—perfect for a home business, in-law suite, or expansive entertaining area. The full unfinished basement offers ample storage or workshop potential, while the 1-car attached garage adds everyday convenience. Brimming with character and history, this home is ready for your vision and updates. Whether you're an investor, renovator, or buyer seeking a spacious residence with room to grow, this property offers endless potential in a desirable location close to schools, shops, and area amenities.

19. 2025-11-08
    listed $99,900 Active 1067-char remark

    Show marketing remark (1067 chars)

    Spacious 8-Bedroom Home with Character and Endless Possibilities in Queensbury CSD! Step back in time with this charming 2-story Old-Style home built in 1900, offering over 2,900 sq ft of living space on a generous 0.37-acre lot in the Queensbury School District. This unique property features 8 bedrooms, 1.5 baths, 2 kitchens, 2 living rooms, and a cozy family room—providing plenty of room for large or multi-generational living. The first floor, formerly a local bar, presents an exciting opportunity to restore, repurpose, or reimagine the space—perfect for a home business, in-law suite, or expansive entertaining area. The full unfinished basement offers ample storage or workshop potential, while the 1-car attached garage adds everyday convenience. Brimming with character and history, this home is ready for your vision and updates. Whether you're an investor, renovator, or buyer seeking a spacious residence with room to grow, this property offers endless potential in a desirable location close to schools, shops, and area amenities.

20. 2025-10-01
    historical
21. 2025-08-04
    price $109,900
22. 2025-06-17
    price $119,900
23. 2025-05-16
    listed $139,900 Active

ⓘ 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: $2,547 · $212/mo
• Projected year-2 tax: $2,547 · $212/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: $14,062
• − Mortgage interest: −$4,476
• − Property taxes: −$2,547
• − Insurance: −$400
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,324
• Taxable income: $2,066
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,639/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: Queensbury Union Free School District
• NCES district ID: 3624030
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 62% ▲ 2.00%
• Median HH income: $61,595
• Composite: 51.76/100
• National rank: #1679
• State rank: #230 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

• Population (ZIP): 13,618

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

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 · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

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

-35.7% since first listed

6 events — show timeline

• 2026-01-08 Price Changed $89,900 Global MLS
• 2025-11-08 Listed $99,900 Global MLS
• 2025-10-01 Listing Removed — Global MLS
• 2025-08-04 Price Changed $109,900 Global MLS
• 2025-06-17 Price Changed $119,900 Global MLS
• 2025-05-16 Listed $139,900 Global MLS

Property tax history

+10.6%/yr

Latest (2025): $2,547 · +3.5% YoY. Source: county tax records.