516 Coolidge Hill Rd · Bolton Landing, NY 12824

$335,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 8 Days on market

Built 1940 0.56 ac lot $423/sqft · 40% below area Est $558k · 40% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• Schools +6.7/10.0
• 1% rule +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunities like this in Bolton Landing are becoming increasingly difficult to find. Offering a move-in ready 3-bedroom home at a price point rarely available in one of the area's most sought-after destinations, this is a chance to enjoy the Bolton Landing lifestyle without the premium price tag. Located less than 10 minutes from the shops, restaurants, marinas, beaches, and year-round attractions that make Bolton Landing so desirable, this cozy home is perfectly suited for first-time buyers, those looking to downsize, or anyone seeking an Adirondack getaway with short-term rental potential. Inside, you'll find a comfortable and welcoming space that's been thoughtfully improved, allowing

Key facts

• Recent updates
• Renovated bathroom
• New provia windows

Tags

• MOVE IN READY
• RECENT UPDATES
• NEW PROVIA WINDOWS
• NEW SLIDING GLASS DOOR
• NEW CARPET
• RENOVATED BATHROOM

Property features AI

Exterior

• Parking: 4 total parking spaces; Off-street parking via driveway
• Utilities: Septic tank
• Home design: Single family residence; Entry on the first level; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 0.56 acre; Driveway and off-street parking

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: 6 total rooms; Living room with fireplace; Exterior-entry basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $335k).
• Cap rate 8.8% vs local median 0.4% in Bolton Landing — 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 59/100 on livability (#1,015 in NY) — a working-class tenant base; expect higher turnover. Strengths: schools A+; Watch: crime D+, cost of living D, amenities F.
• Bolton Central School District (rural): math 75% / reading 80% proficiency, ranked #110 of 755 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 25 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 $36k of equity ($2k loan paydown + $34k 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 $94k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $115k; list at $335k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $335,000

Questions for the listing agent

1. Built in 1940 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $557,721
• List price: $335,000
• Delta: -37.42%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $226,511
• Equity at exit: $301,795

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $632,030
• Equity at exit: $650,831

Cash invested: $93,800 (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 12824

• Home prices YoY: 4.3%
• Active inventory: 25
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $3,435 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $694

Break-even live

Break-even rent $2,557

Max offer price $335,000

Occupancy floor 75%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $335,000 Active 8 DOM
2. 2026-06-17
   days on market $335,000 Active 7 DOM
3. 2026-06-16
   days on market $335,000 Active 6 DOM
4. 2026-06-15
   days on market $335,000 Active 5 DOM
5. 2026-06-13
   days on market $335,000 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   pricedays on marketlisting id $335,000 Active 2 DOM
8. 2026-06-09
   days on market $349,000 Active 28 DOM
9. 2026-06-08
   days on market $349,000 Active 27 DOM
10. 2026-06-07
    days on market $349,000 Active 26 DOM
11. 2026-06-07
    days on market $349,000 Active 25 DOM
12. 2026-06-04
    days on market $349,000 Active 22 DOM
13. 2026-06-02
    days on market $349,000 Active 21 DOM
14. 2026-06-01
    days on market $349,000 Active 20 DOM
15. 2026-05-31
    days on market $349,000 Active 19 DOM
16. 2026-05-12
    listed $349,000 Active 454-char remark
17. 2010-04-15
    soldstatus $115,000

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $3,573 · $298/mo
• Expected delta: +$2,089/yr (+$174/mo · 140.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $41,224
• − Mortgage interest: −$18,765
• − Property taxes: −$1,484
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,298
• − Management: −$3,298
• − Depreciation: −$9,745
• Taxable income: $2,958
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $7,616/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: Bolton Central School District
• NCES district ID: 3605010
• Math proficiency: 75% ▬ 0.00%
• Reading proficiency: 80% ▬ 0.00%
• Median HH income: $55,568
• Composite: 67.0/100
• National rank: #863
• State rank: #110 of 755 in NY

Livability — Bolton Landing

• Score: 59/100
• State rank: #1015
• US rank: #19844

Category grades

Amenities F Commute F Cost of living D Crime D+ Employment F Housing F Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,022

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2% Black 1%
• Common ancestry: Romanian 9% Italian 6% Portuguese 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 22.29%
• Current HPI: 541.3635
• 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

+191.3% since first listed

2 events — show timeline

• 2026-06-10 Listed $335,000 Global MLS
• 2010-04-15 Sold (Public Records) $115,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,484 · +6.9% YoY. Source: county tax records.