9 Quarry Crossing Rd · Hudson Falls, NY 12804

$125,000

3 bd · 1.5 ba · 1,170 sqft · SingleFamily · 8 Days on market

Built 1912 0.43 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks

Wonderful location, ''Best value in area' First floor bedroom! 1sr floor laundry! House, garage, land needs cleaning up and renovation. Selling As Is. Well worth fixing up. Easy FHA 203 fix up loan, Conventional fix up loan available. Contact your bank for details. BUYER should check town/county to verify sewer or septic. Good for ''Fix & Flip'' too. There was a finished space in basement but seller said to check with Town building dept before planning on using this space for anything except as a basement. Taxes and year built are approximate. PURCHASER TO VERIFY BOTH. Listing agent is good friends with seller.

Key facts

• 0.43 acre lot
• Garage
• Built 1912

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 12.6% 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: crime D, employment D, amenities F.
• 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.
• Zoned schools: Queensbury Elementary School (math 67% / reading 62%, grade B, #591 of 2,108 statewide, top 31%, 880 students, 41% FRL); Queensbury Senior High School (math 79% / reading 98%, grade A, #299 of 1,100 statewide, top 27%, 980 students, 31% FRL).
• Zoned-school proficiency averages 76% at this address vs 60% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Queensbury Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 160 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.54% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $266,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Mohican Ter	0.44mi	3/1.0	1,152 (-2%)	4mo	$250,000	$217	71
79 Boulevard St	0.24mi	3/1.0	1,050 (-10%)	3mo	$154,000	$147	68
9 New Pine St	0.16mi	3/2.0	1,025 (-12%)	8mo	$295,000	$288	64
14 7th Ave	0.50mi	3/1.0	1,248 (+7%)	0mo	$275,000	$220	63
25 Boulevard	0.43mi	3/1.0	1,076 (-8%)	10mo	$165,000	$153	56
5 Mercy St	0.48mi	3/1.0	1,048 (-10%)	9mo	$239,400	$228	51
3 Warren St	0.37mi	3/1.5	1,344 (+15%)	8mo	$219,900	$164	51
40 Feeder St	0.71mi	2/2.0 (-1)	1,200 (+3%)	7mo	$220,000	$183	50
23 Quarry Circle Way	0.63mi	3/2.0	1,260 (+8%)	9mo	$317,000	$252	49
8 Alexander Way	0.72mi	3/2.0	1,120 (-4%)	12mo	$315,000	$281	48
2 Alexander Way	0.67mi	3/2.0	1,260 (+8%)	10mo	$340,000	$270	46
13 Alexander Way	0.73mi	3/2.0	1,260 (+8%)	7mo	$340,000	$270	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 15.3%
• Equity multiple: 1.62×
• Total profit: $21,537
• Equity at exit: $18,638

10-year hold

• IRR: 24.0%
• Equity multiple: 3.08×
• Total profit: $72,649
• Equity at exit: $10,808

Cash invested: $35,000 (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 12804

• Home prices YoY: -9.0%
• Active inventory: 160
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $656

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 61%

Sensitivity live

Price	-10% $742	-5% $699	+0% $656	+5% $613	+10% $569
Rent	-10% $504	-5% $580	+0% $656	+5% $732	+10% $808
Rate	-1.0pp $719	-0.5pp $688	base $656	+0.5pp $623	+1.0pp $590

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2025-09-23
   status Pending
2. 2025-09-14
   listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $23,082
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$3,636
• Taxable income: $6,251
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $6,369/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): 28,175

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▼ -33.40%
• Current HPI: 337.1909
• 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

2 events — show timeline

• 2025-09-23 Pending — Global MLS
• 2025-09-14 Listed $125,000 Global MLS