16 River St · Hoosick Falls, NY 12090

$150,000

5 bd · 1.0 ba · 2,366 sqft · SingleFamily public records · 28 Days on market

Built 1904 6,969 sqft lot $63/sqft · 38% below area Est $241k · 38% under

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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 +14.5/30.0
• 1% rule +5.5/10.0
• Appreciation +5.5/10.0
• DSCR +4.4/10.0
• 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

You'll love living large,in this 2268 sq ft house. First floor features: Kitchen, bar area, with gorgeous beautiful custom woodwork. Eating area, has built in shelving, dining room with a sunny window nook, living room that has pocket doors, bedroom, full bath has a jetted tub. Upstairs: 4 bedroom, full bath. Plenty of closet space. There is a decorative stairway from the formal front entrance and also stairs from the kitchen. Lots of storage in the full basement. A big house w/ many specialties. Excellent Condition

Key facts

• First-floor bedroom
• Formal dining room
• Ample closet space

Tags

• CUSTOM WOODWORK
• FORMAL DINING ROOM
• SUNNY WINDOW NOOK
• FIRST-FLOOR BEDROOM
• FULL BATH WITH JETTED TUB
• AMPLE CLOSET SPACE

Property features AI

Exterior

• Parking: 2-car garage; Space for 3 vehicles total; Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Property listed as fixer
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Level lot

Interior

• Kitchen: Electric oven; Oven; Range; Refrigerator
• Bedrooms: One bedroom on the first floor; Four bedrooms on the second floor
• Flooring: Tile; Hardwood
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Hot water heating; Oil fuel
• Interior features: Built-in features; Crown molding; Shutters on windows
• Laundry & utility: Main-level laundry room; Additional laundry features listed as Other

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $34 ($409/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.6% 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.
• 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: 53 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 $3k of equity ($1k loan paydown + $2k 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 $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $108k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1904 — 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: 1.05% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 7.9

CMA / ARV

• ARV (median comp): $241,376
• List price: $150,000
• Delta: -37.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Church St	0.10mi	5/2.0	2,681 (+13%)	6mo	$224,700	$84	64
35 River St	0.09mi	4/2.5 (-1)	2,230 (-6%)	15mo	$222,000	$100	63
73 Elm St	0.23mi	4/2.5 (-1)	2,392 (+1%)	17mo	$221,450	$93	62
10 Richmond Ave	0.26mi	4/1.5 (-1)	2,672 (+13%)	10mo	$500,000	$187	51
14 Barton Ave	0.23mi	4/2.0 (-1)	2,148 (-9%)	19mo	$218,000	$101	49
101 Main St	0.21mi	4/1.5 (-1)	2,120 (-10%)	23mo	$233,000	$110	47
46 Lyman St	0.48mi	5/1.0	2,040 (-14%)	20mo	$103,500	$51	38

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: 2.5%
• Equity multiple: 1.13×
• Total profit: $5,259
• Equity at exit: $51,366

10-year hold

• IRR: 7.1%
• Equity multiple: 1.86×
• Total profit: $36,266
• Equity at exit: $68,384

Cash invested: $42,000 (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 12090

• Home prices YoY: 0.5%
• Active inventory: 53
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,579 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$364 /mo · $4,370/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $34

Break-even live

Break-even rent $1,536

Max offer price $150,000

Occupancy floor 93%

Sensitivity live

Price	-10% $119	-5% $77	+0% $34	+5% $-8	+10% $-51
Rent	-10% $-91	-5% $-28	+0% $34	+5% $96	+10% $159
Rate	-1.0pp $110	-0.5pp $72	base $34	+0.5pp $-5	+1.0pp $-44

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $150,000 Active 28 DOM
2. 2026-06-19
   days on market $150,000 Active 26 DOM
3. 2026-06-18
   days on market $150,000 Active 25 DOM
4. 2026-06-17
   days on market $150,000 Active 24 DOM
5. 2026-06-16
   days on market $150,000 Active 23 DOM
6. 2026-06-15
   days on market $150,000 Active 22 DOM
7. 2026-06-14
   days on market $150,000 Active 20 DOM
8. 2026-06-13
   status $150,000 Active 19 DOM
9. 2026-06-01
   status $150,000 Pending 19 DOM
10. 2026-06-01
    days on market $150,000 Active 19 DOM
11. 2026-05-31
    days on market $150,000 Active 18 DOM
12. 2026-05-31
    days on market $150,000 Active 17 DOM
13. 2026-05-13
    listed $150,000 Active 1058-char remark
14. 2014-08-28
    soldstatus $108,000
15. 2014-08-22
    soldstatus $108,000 521-char remark

    Show marketing remark (521 chars)

    You'll love living large,in this 2268 sq ft house. First floor features: Kitchen, bar area, with gorgeous beautiful custom woodwork. Eating area, has built in shelving, dining room with a sunny window nook, living room that has pocket doors, bedroom, full bath has a jetted tub. Upstairs: 4 bedroom, full bath. Plenty of closet space. There is a decorative stairway from the formal front entrance and also stairs from the kitchen. Lots of storage in the full basement. A big house w/ many specialties. Excellent Condition

16. 2014-06-16
    historical 521-char remark

    Show marketing remark (521 chars)

    You'll love living large,in this 2268 sq ft house. First floor features: Kitchen, bar area, with gorgeous beautiful custom woodwork. Eating area, has built in shelving, dining room with a sunny window nook, living room that has pocket doors, bedroom, full bath has a jetted tub. Upstairs: 4 bedroom, full bath. Plenty of closet space. There is a decorative stairway from the formal front entrance and also stairs from the kitchen. Lots of storage in the full basement. A big house w/ many specialties. Excellent Condition

17. 2014-03-07
    listed $118,888 521-char remark

    Show marketing remark (521 chars)

    You'll love living large,in this 2268 sq ft house. First floor features: Kitchen, bar area, with gorgeous beautiful custom woodwork. Eating area, has built in shelving, dining room with a sunny window nook, living room that has pocket doors, bedroom, full bath has a jetted tub. Upstairs: 4 bedroom, full bath. Plenty of closet space. There is a decorative stairway from the formal front entrance and also stairs from the kitchen. Lots of storage in the full basement. A big house w/ many specialties. Excellent Condition

18. 2009-12-31
    soldstatus $50,000
19. 2009-10-16
    soldstatus $50,000

    Show marketing remark (174 chars)

    Large village home in need of some TLC. Lots of space and potential. Property sold in as-is, where-is condition. All offers must have a pre-approval letter. Fair Condition

20. 2009-09-14
    historical

    Show marketing remark (174 chars)

    Large village home in need of some TLC. Lots of space and potential. Property sold in as-is, where-is condition. All offers must have a pre-approval letter. Fair Condition

21. 2009-09-01
    listed $50,000

    Show marketing remark (174 chars)

    Large village home in need of some TLC. Lots of space and potential. Property sold in as-is, where-is condition. All offers must have a pre-approval letter. Fair Condition

22. 2006-10-25
    soldstatus $50,000
23. 2006-10-05
    historical
24. 2006-05-03
    listed $59,900

ⓘ 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: $4,370 · $364/mo
• Projected year-2 tax: $4,370 · $364/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $18,948
• − Mortgage interest: −$8,402
• − Property taxes: −$4,370
• − Insurance: −$750
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$4,364
• Taxable loss: −$1,970
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $882/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

+150.4% since first listed

14 events — show timeline

• 2026-06-12 Relisted — Global MLS
• 2026-06-01 Pending — Global MLS
• 2026-05-13 Listed $150,000 Global MLS
• 2014-08-28 Sold (Public Records) $108,000 Public Records
• 2014-08-22 Sold (MLS) $108,000 Global MLS
• 2014-06-16 Listing Removed — Global MLS
• 2014-03-07 Listed $118,888 Global MLS
• 2009-12-31 Sold (Public Records) $50,000 Public Records
• 2009-10-16 Sold (MLS) $50,000 Global MLS
• 2009-09-14 Listing Removed — Global MLS
• 2009-09-01 Listed $50,000 Global MLS
• 2006-10-25 Sold (MLS) $50,000 Global MLS
• 2006-10-05 Listing Removed — Global MLS
• 2006-05-03 Listed $59,900 Global MLS

Property tax history

+1.7%/yr

Latest (2025): $4,370 · -2.7% YoY. Source: county tax records.