69 S Main St · Castleton-on-Hudson, NY 12033

$119,900

4 bd · 1.0 ba · 2,416 sqft · SingleFamily public records · 106 Days on market

Built 1850 8,712 sqft lot $50/sqft · 73% below area

---

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 +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1850's traditional Brick Colonial in the quaint village of Castleton. The house if brought back has that neat charm of the old style with servants narrow staircase going down the back to large eat in kitchen. 2nd small kitchen in a 2nd floor bedroom. This may have been a 2 family at one time and possibly could be converted back. large laundry room and enclosed porch. Considerable renovation is needed to bring it back to full beauty. Close to a side Estuary of the Hudson River and a Mariana. Cash or rehab. loan only.

Key facts

• Large eat in kitchen
• Large laundry room
• Enclosed porch

Tags

• BRICK COLONIAL
• LARGE EAT IN KITCHEN
• LARGE LAUNDRY ROOM
• ENCLOSED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.5% in Castleton-on-Hudson — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Schodack Central School District (rural): math 59% / reading 60% proficiency, ranked #216 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 60 active listings in the ZIP; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $45k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $460/mo; built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.81% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.72%
• DSCR: 2.06
• GRM: 4.6

CMA / ARV

• ARV (median comp): $444,082
• List price: $119,900
• Delta: -73.00%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Green Ave	0.68mi	4/2.0	2,388 (-1%)	15mo	$415,000	$174	50
10 Lynch Ave	0.58mi	4/1.5	2,268 (-6%)	20mo	$367,000	$162	44
55 Campbell Ave	0.62mi	4/2.0	2,580 (+7%)	20mo	$405,000	$157	39

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,040
• Equity at exit: $17,877

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $13,240
• Equity at exit: $10,367

Cash invested: $33,572 (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 12033

• Home prices YoY: -17.4%
• Active inventory: 60
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$375 /mo · $4,498/yr
• Insurance: −$50
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $203

Break-even live

Break-even rent $1,916

Max offer price $119,900

Occupancy floor 86%

Sensitivity live

Price	-10% $271	-5% $237	+0% $203	+5% $169	+10% $135
Rent	-10% $31	-5% $117	+0% $203	+5% $289	+10% $375
Rate	-1.0pp $263	-0.5pp $234	base $203	+0.5pp $172	+1.0pp $140

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-12
   statusdays on market $119,900 Pending 106 DOM
2. 2026-06-09
   days on market $119,900 Active 104 DOM
3. 2026-06-08
   days on market $119,900 Active 103 DOM
4. 2026-06-07
   days on market $119,900 Active 102 DOM
5. 2026-06-07
   days on market $119,900 Active 101 DOM
6. 2026-06-04
   days on market $119,900 Active 98 DOM
7. 2026-06-02
   days on market $119,900 Active 97 DOM
8. 2026-06-01
   days on market $119,900 Active 96 DOM
9. 2026-05-31
   days on market $119,900 Active 95 DOM
10. 2026-05-11
    status Active 523-char remark

    Show marketing remark (523 chars)

    1850's traditional Brick Colonial in the quaint village of Castleton. The house if brought back has that neat charm of the old style with servants narrow staircase going down the back to large eat in kitchen. 2nd small kitchen in a 2nd floor bedroom. This may have been a 2 family at one time and possibly could be converted back. large laundry room and enclosed porch. Considerable renovation is needed to bring it back to full beauty. Close to a side Estuary of the Hudson River and a Mariana. Cash or rehab. loan only.

11. 2026-04-15
    status Pending 523-char remark

    Show marketing remark (523 chars)

    1850's traditional Brick Colonial in the quaint village of Castleton. The house if brought back has that neat charm of the old style with servants narrow staircase going down the back to large eat in kitchen. 2nd small kitchen in a 2nd floor bedroom. This may have been a 2 family at one time and possibly could be converted back. large laundry room and enclosed porch. Considerable renovation is needed to bring it back to full beauty. Close to a side Estuary of the Hudson River and a Mariana. Cash or rehab. loan only.

12. 2026-04-02
    price $119,900 523-char remark

    Show marketing remark (523 chars)

    1850's traditional Brick Colonial in the quaint village of Castleton. The house if brought back has that neat charm of the old style with servants narrow staircase going down the back to large eat in kitchen. 2nd small kitchen in a 2nd floor bedroom. This may have been a 2 family at one time and possibly could be converted back. large laundry room and enclosed porch. Considerable renovation is needed to bring it back to full beauty. Close to a side Estuary of the Hudson River and a Mariana. Cash or rehab. loan only.

13. 2026-03-04
    price $134,900 523-char remark

    Show marketing remark (523 chars)

    1850's traditional Brick Colonial in the quaint village of Castleton. The house if brought back has that neat charm of the old style with servants narrow staircase going down the back to large eat in kitchen. 2nd small kitchen in a 2nd floor bedroom. This may have been a 2 family at one time and possibly could be converted back. large laundry room and enclosed porch. Considerable renovation is needed to bring it back to full beauty. Close to a side Estuary of the Hudson River and a Mariana. Cash or rehab. loan only.

14. 2026-01-30
    listed $164,900 Active 523-char remark

    Show marketing remark (523 chars)

    1850's traditional Brick Colonial in the quaint village of Castleton. The house if brought back has that neat charm of the old style with servants narrow staircase going down the back to large eat in kitchen. 2nd small kitchen in a 2nd floor bedroom. This may have been a 2 family at one time and possibly could be converted back. large laundry room and enclosed porch. Considerable renovation is needed to bring it back to full beauty. Close to a side Estuary of the Hudson River and a Mariana. Cash or rehab. loan only.

15. 2026-01-21
    historical
16. 2025-12-06
    price $174,900
17. 2025-10-31
    listed $214,900 Active
18. 2008-05-15
    soldstatus $112,890
19. 2008-05-09
    soldstatus $112,890
20. 2008-02-16
    historical
21. 2008-01-17
    listed $114,900

ⓘ 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: $4,498 · $375/mo
• Projected year-2 tax: $4,498 · $375/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 6/10 Major FEMA zone AE · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $26,083
• − Mortgage interest: −$6,716
• − Property taxes: −$4,498
• − Insurance: −$6,124
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$3,488
• Taxable income: $1,082
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,177/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: Schodack Central School District
• NCES district ID: 3626070
• Math proficiency: 59% ▼ -7.00%
• Reading proficiency: 60% ▲ 7.00%
• Median HH income: $73,695
• Composite: 52.93/100
• National rank: #1530
• State rank: #216 of 590 in NY

Livability — Castleton-on-Hudson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Castleton-on-Hudson, NY
• Population (ZIP): 7,772

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 5%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 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: ▼ -64.57%
• Current HPI: 306.386
• 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

+4.4% since first listed

12 events — show timeline

• 2026-05-11 Relisted — Global MLS
• 2026-04-15 Pending — Global MLS
• 2026-04-02 Price Changed $119,900 Global MLS
• 2026-03-04 Price Changed $134,900 Global MLS
• 2026-01-30 Listed $164,900 Global MLS
• 2026-01-21 Listing Removed — Global MLS
• 2025-12-06 Price Changed $174,900 Global MLS
• 2025-10-31 Listed $214,900 Global MLS
• 2008-05-15 Sold (Public Records) $112,890 Public Records
• 2008-05-09 Sold (MLS) $112,890 Global MLS
• 2008-02-16 Listing Removed — Global MLS
• 2008-01-17 Listed $114,900 Global MLS

Property tax history

+0.5%/yr

Latest (2025): $4,498 · -15.4% YoY. Source: county tax records.