10 Ten Broeck St · Stillwater, NY 12170

$389,000

3 bd · 1.5 ba · 3,114 sqft · SingleFamily public records · 4 Days on market

Built 1978 0.45 ac lot

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Why this score? — see what drove the D+ 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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is in process of being removed from flood plane, will not require flood insurance call for more information, WOW! Check out this one-of-a-kind Ranch home located in the heart of Stillwater just 15 minutes to downtown Saratoga. One floor effortless living. Gorgeously remolded, from top to bottom, high end finishes granite countertop and stainless-steel appliances. Enjoy the private setting this home has to offer while sitting on your brand-new oversized deck. This property is truly one of a kind! Schedule your personal tour.

Key facts

• Remodeled ranch
• Soft close cabinetry
• Full basement

Tags

• REMODELED RANCH
• GRANITE COUNTERTOPS
• SOFT CLOSE CABINETRY
• MODERN SMART APPLIANCES
• WIFI ENABLED STOVE
• FULL BASEMENT

Property features AI

Exterior

• Parking: 4 parking spaces; Paved driveway
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence
• Construction: Vinyl siding; Concrete perimeter foundation; Shingle (asphalt) roof; Below-grade finished area present
• Exterior features: Composite covered deck and patio; Covered porch; Paved driveway

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on first floor; Additional bedrooms on first floor
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on first floor; 1 half bathroom on first floor
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: 7 total rooms; Full basement with walk-out access; Smoke and carbon monoxide detectors
• Laundry & utility: Washer/Dryer included; Dryer; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-664 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (19.7% below list).
• Recommended offer: $272k (30.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#509 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Stillwater Central School District (suburban): math 56% / reading 60% proficiency, ranked #238 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stillwater Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 499 students, 32% FRL); Stillwater Middle School High School (math 55% / reading 62%, grade C, #877 of 1,100 statewide, top 80%, 525 students, 30% FRL).
• Market conditions: 48 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $325k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,771 (30.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.4

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: 19.2%
• Equity multiple: 2.56×
• Total profit: $169,913
• Equity at exit: $350,442

10-year hold

• IRR: 17.7%
• Equity multiple: 5.90×
• Total profit: $534,236
• Equity at exit: $755,741

Cash invested: $108,920 (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 12170

• Home prices YoY: 7.4%
• Active inventory: 48
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,122 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$467 /mo · $5,610/yr
• Insurance: −$162
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $-664

Break-even live

Break-even rent $3,962

Max offer price $271,771

Occupancy floor —

Sensitivity live

Price	-10% $-443	-5% $-554	+0% $-664	+5% $-774	+10% $-884
Rent	-10% $-910	-5% $-787	+0% $-664	+5% $-540	+10% $-417
Rate	-1.0pp $-468	-0.5pp $-565	base $-664	+0.5pp $-764	+1.0pp $-867

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
949 Hudson Ave Stillwater, NY	3.0	2.5	2128	$3,100	$1.46	16d	1	0.13mi
30 Dick Lynch Rd Stillwater, NY	4.0	2.5	2240	$3,300	$1.47	45d	1	1.08mi

Listing history 4 events

1. 2026-06-09
   statusdays on market $389,000 Pending 4 DOM
2. 2026-06-08
   days on market $389,000 Active 3 DOM
3. 2026-06-07
   remarks 611-char remark
4. 2026-06-07
   listed $389,000 Active 2 DOM

ⓘ 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: $5,610 · $467/mo
• Projected year-2 tax: $6,092 · $508/mo
• Expected delta: +$482/yr (+$40/mo · 8.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,464
• − Mortgage interest: −$21,790
• − Property taxes: −$5,610
• − Insurance: −$7,470
• − Repairs & maintenance: −$2,997
• − Management: −$2,997
• − Depreciation: −$11,316
• Taxable loss: −$14,717
• Est. tax savings @ 24.0%: +$3,532
• After-tax cash flow: $-4,431/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: Stillwater Central School District
• NCES district ID: 3628110
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▲ 2.00%
• Median HH income: $72,025
• Composite: 51.51/100
• National rank: #1721
• State rank: #238 of 590 in NY

Livability — Stillwater

• Score: 69/100
• State rank: #509
• US rank: #8993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stillwater, NY
• Population (ZIP): 5,225

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.13%
• Current HPI: 363.0428
• 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

+678.0% since first listed

8 events — show timeline

• 2026-06-05 Listed $389,000 Global MLS
• 2023-05-04 Sold (Public Records) $325,000 Public Records
• 2023-05-02 Sold (MLS) $325,000 Global MLS
• 2023-03-29 Pending — Global MLS
• 2023-02-08 Pending — Global MLS
• 2023-01-25 Listed $319,900 Global MLS
• 2022-08-30 Sold (Public Records) $87,000 Public Records
• 2022-05-31 Sold (Public Records) $50,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $5,610 · +1.5% YoY. Source: county tax records.