HUDSON FALLS, NY 12839

Overview

Hudson Falls (Town of Kingsbury), NY 12839

Off-market ranch built in 1992 featuring 3 bedrooms, 1 bathroom, approximately 1,100 square feet, and 1.78 acres. The property includes a detached two-car garage, a long paved driveway, and mature trees, approximately 10 minutes from Glens Falls and 15 minutes from Lake George.

Offered at $175,000, with a seller-estimated $25,000 cosmetic renovation budget and $297,000 after-repair value (ARV). The proposed improvements include kitchen and bathroom updates, flooring, paint, lighting, and landscaping.

The projected purchase price plus renovation budget totals $200,000, leaving a potential $97,000 gross spread before financing, closing, holding, selling, and other expenses. Estimates are subject to buyer verification.

Transaction Details

• Walkthrough: Contact us to schedule

• Closing Date: To be confirmed

• Earnest money required: $5k

• Financing: Cash or hard money

• Sale terms: As-is, where-is

Property Condition

• Roof: Age and condition to be verified during inspection

• HVAC: Type, age, and condition to be verified

• Plumbing: Condition to be verified

• Electrical: Condition to be verified; proposed updates include lighting, switches, and outlet covers

• Foundation: Condition to be verified; no structural work is included in the proposed cosmetic budget

• Interior: Reportedly in good overall condition, with cosmetic updates recommended for the kitchen, bathroom, flooring, and paint

• Garage: Detached two-car garage

• Exterior: Overgrown planting beds; proposed work includes clearing, mulch, siding power-washing, and driveway sealing

• Water/Sewer: Systems to be confirmed; the materials specifically recommend verifying septic condition

Seller’s Suggested Renovation Budget:

• Kitchen refresh: $7,500

• Bathroom refresh: $4,000

• Flooring: $5,000

• Interior paint: $3,500

• Lighting and hardware: $1,500

• Curb appeal: $2,000

• Contingency: $1,500

• Total estimated renovation: $25,000

These allowances are seller estimates, not contractor bids.

Comparable Properties

The following sales are reported in the provided materials and have not been independently verified.

1. 695 Dean Rd, Hudson Falls — $340,000: 1,196 sqft | 2 BD/2 BA | 1.04 acres | Built 1993 | Sold October 2, 2026

2. 28 Rock City Rd, Hudson Falls — $360,000: 1,444 sqft | 3 BD/2.5 BA | 3.60 acres | Built 1993 | Sold August 12, 2026

3. 29 Quarry Circle Way, Hudson Falls — $370,000: 1,266 sqft | 3 BD/2 BA | 0.27 acres | Built 2018 | Sold August 24, 2026

4. 4 Luke Ln, Hudson Falls — $395,000: 1,440 sqft | 3 BD/2 BA | 0.28 acres | Built 2020 | Sold June 5, 2026

5. 4 Alexander Way, Hudson Falls — $350,000: 1,316 sqft | 3 BD/2 BA | 0.18 acres | Built 2024 | Sold August 12, 2026

6. 13 Alexander Way, Hudson Falls — $340,000: 1,260 sqft | 3 BD/2 BA | 0.23 acres | Built 2020 | Sold December 1, 2025

7. 38 Bentley Rd — $279,000: 1,909 sqft | 3 BD/2 BA | 3.21 acres | Built 1995 | Sold September 16, 2026 | Reportedly needed a rear deck

8. 1541 Farley Rd, Hudson Falls — $245,000: 1,200 sqft | 3 BD/2 BA | 1.31 acres | Built 1991 | Sold July 7, 2026 | Reportedly lightly updated

9. 52 Clay Hill Rd, Fort Ann — $195,700: 1,118 sqft | 4 BD/2 BA | 3.03 acres | Sold July 20, 2026 | Reported as-is sale

10. 78 Mountainview Dr, Hudson Falls — $155,000: 1,250 sqft | 3 BD/1 BA | 0.51 acres | Sold August 12, 2026 | Reportedly in rough, as-is condition

Next Steps

• Contact us for additional information

• Schedule a property walkthrough

• Make an offer directly on this page with proof of funds

• Confirm transaction terms and sign the assignment agreement

Disclaimers

IMPORTANT: This landing page represents an assignment of a purchase contract, not a direct property sale. The advertised price includes the original contract price plus an assignment fee. Buyer is responsible for conducting their own due diligence, including verifying property details, condition, comparable sales, repair costs, and resale potential.

All information provided is believed to be accurate but is not guaranteed. ARV, renovation budgets, and potential returns are estimates. The projected gross spread does not represent net profit.

This opportunity is offered to qualified real estate investors only. This is not a retail property listing, and no real estate agent relationships are implied or established through this marketing material.

Time-sensitive opportunity — this contract is being offered to multiple investors.

Let’s Take the Next Step

Submit your offer directly on this page to begin securing this opportunity, subject to agreement and executed documents.

Tony Anderson
Discount Property Group