60 Colonial Rd · Stillwater, NY 12170

$479,000

5 bd · 3.5 ba · 2,560 sqft · SingleFamily public records · 24 Days on market

Built 1988 Est $637k · 25% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.9/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0

Listing remarks

5 Bedrooms, 3 Full Baths, 2600+ sq. ft. with In-Law Apt. & amp; Finished Basement on 1/2 acre A spacious and completely renovated home for your family on a & Acirc; & frac12; acre lot. The home features an In-Law separate apartment with kitchen, bedroom, full bath. This apartment has its own entrance and an exit to its own deck. This unit may be perfect for your parent, older child, or income unit. The Main Section of the property has the 4 bedrooms, 2 full baths, a Newer Kitchen with stainless steel appliances, granite countertops, white cabinetry, tile backsplash and hardwood floors. Living room & acirc; & euro; & ldquo; is Bright & amp; spacious with a corne

Key facts

• Newer kitchen
• Finished basement
• Granite countertops

Tags

• IN-LAW APT
• FINISHED BASEMENT
• NEWER KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $479k.

Deal economics

• At list price, monthly cash flow is $-729 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $350k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (31.1% below list).
• Recommended offer: $330k (31.1% below list) — sets the bar for 1% rule.

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.
• Market conditions: 45 active listings in the ZIP; 1 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 $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($472k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 10y 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 $247k; list at $479k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $330,000 (31.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.69% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $637,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Stratton Ln	0.64mi	4/2.5 (-1)	2,334 (-9%)	23mo	$580,000	$249	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $214,530
• Equity at exit: $431,521

10-year hold

• IRR: 18.1%
• Equity multiple: 5.98×
• Total profit: $668,383
• Equity at exit: $930,592

Cash invested: $134,120 (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: 45
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$2,512
• Tax from tax record: −$624 /mo · $7,490/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $-729

Break-even live

Break-even rent $4,222

Max offer price $350,271

Occupancy floor —

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Dick Lynch Rd Stillwater, NY	4.0	2.5	2240	$3,300	$1.47	43d	1	0.80mi

Listing history 50 events

1. 2026-06-18
   days on market $479,000 Active 24 DOM
2. 2026-06-17
   days on market $479,000 Active 23 DOM
3. 2026-06-16
   days on market $479,000 Active 22 DOM
4. 2026-06-15
   days on market $479,000 Active 21 DOM
5. 2026-06-14
   days on market $479,000 Active 19 DOM
6. 2026-06-10
   days on market $479,000 Active 16 DOM
7. 2026-06-09
   days on market $479,000 Active 15 DOM
8. 2026-06-08
   days on market $479,000 Active 14 DOM
9. 2026-06-07
   days on market $479,000 Active 13 DOM
10. 2026-06-05
    days on market $479,000 Active 10 DOM
11. 2026-06-03
    days on market $479,000 Active 9 DOM
12. 2026-06-02
    days on market $479,000 Active 8 DOM
13. 2026-06-01
    days on market $479,000 Active 7 DOM
14. 2026-05-31
    days on market $479,000 Active 6 DOM
15. 2026-05-31
    days on market $479,000 Active 5 DOM
16. 2026-05-26
    listed $479,000 Active
17. 2026-02-14
    historical $3,250
18. 2026-02-13
    historical
19. 2025-11-24
    listed $3,250
20. 2025-10-16
    price $446,900
21. 2025-02-23
    price $448,900
22. 2024-10-16
    price $459,900
23. 2024-07-01
    historical $2,975
24. 2024-05-28
    price $447,900
25. 2024-04-19
    listed $2,975
26. 2024-02-24
    historical $2,975
27. 2024-02-12
    price $449,900
28. 2024-01-19
    price $469,900
29. 2024-01-06
    price $499,900
30. 2023-11-25
    price $529,900
31. 2023-11-10
    listed $2,975
32. 2023-11-09
    listed $549,900 Active
33. 2022-03-01
    historical
34. 2022-01-06
    price $495,000
35. 2021-12-21
    status Active
36. 2021-12-14
    historical
37. 2021-10-18
    price $469,500
38. 2021-10-02
    price $479,500
39. 2021-06-18
    listed $499,500 New
40. 2021-04-01
    historical
41. 2021-01-09
    price $419,000
42. 2020-03-08
    listed $319,000 New
43. 2019-05-17
    soldstatus $247,000
44. 2019-03-26
    soldstatus $247,000 Closed (Final Sale)
45. 2019-03-01
    historical
46. 2019-02-06
    status Pend (Under Cntr)
47. 2018-11-08
    price $239,899
48. 2018-10-11
    price $239,900
49. 2018-09-26
    price $242,900
50. 2018-08-10
    listed $245,900 New

ⓘ 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: $7,490 · $624/mo
• Projected year-2 tax: $7,793 · $649/mo
• Expected delta: +$302/yr (+$25/mo · 4.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 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: $39,600
• − Mortgage interest: −$26,831
• − Property taxes: −$7,490
• − Insurance: −$2,395
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$13,935
• Taxable loss: −$17,387
• Est. tax savings @ 24.0%: +$4,173
• After-tax cash flow: $-4,572/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

+333.5% since first listed

61 events — show timeline

• 2026-05-26 Listed $479,000 FSBO.com
• 2026-02-14 Rental Removed $3,250 GLOBALMLS
• 2026-02-13 Listing Removed — Global MLS
• 2025-11-24 Listed for Rent $3,250 GLOBALMLS
• 2025-10-16 Price Changed $446,900 Global MLS
• 2025-02-23 Price Changed $448,900 Global MLS
• 2024-10-16 Price Changed $459,900 Global MLS
• 2024-07-01 Rental Removed $2,975 GLOBALMLS
• 2024-05-28 Price Changed $447,900 Global MLS
• 2024-04-19 Listed for Rent $2,975 GLOBALMLS
• 2024-02-24 Rental Removed $2,975 GLOBALMLS
• 2024-02-12 Price Changed $449,900 Global MLS
• 2024-01-19 Price Changed $469,900 Global MLS
• 2024-01-06 Price Changed $499,900 Global MLS
• 2023-11-25 Price Changed $529,900 Global MLS
• 2023-11-10 Listed for Rent $2,975 GLOBALMLS
• 2023-11-09 Listed $549,900 Global MLS
• 2022-03-01 Listing Removed — Global MLS
• 2022-01-06 Price Changed $495,000 Global MLS
• 2021-12-21 Relisted — Global MLS
• 2021-12-14 Listing Removed — Global MLS
• 2021-10-18 Price Changed $469,500 Global MLS
• 2021-10-02 Price Changed $479,500 Global MLS
• 2021-06-18 Listed $499,500 Global MLS
• 2021-04-01 Listing Removed — Global MLS
• 2021-01-09 Price Changed $419,000 Global MLS
• 2020-03-08 Listed $319,000 Global MLS
• 2019-05-17 Sold (Public Records) $247,000 Public Records
• 2019-03-26 Sold (MLS) $247,000 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2019-02-06 Pending — Global MLS
• 2018-11-08 Price Changed $239,899 Global MLS
• 2018-10-11 Price Changed $239,900 Global MLS
• 2018-09-26 Price Changed $242,900 Global MLS
• 2018-08-10 Listed $245,900 Global MLS
• 2018-07-26 Listing Removed — Global MLS
• 2018-06-27 Price Changed $249,995 Global MLS
• 2018-06-09 Price Changed $254,900 Global MLS
• 2018-05-11 Price Changed $259,900 Global MLS
• 2018-02-12 Listing Removed — Global MLS
• 2018-02-12 Listed $249,995 Global MLS
• 2018-02-09 Listed $264,900 Global MLS
• 2017-12-31 Pending — Global MLS
• 2017-12-29 Listing Removed — Global MLS
• 2017-12-04 Relisted — Global MLS
• 2017-11-22 Pending — Global MLS
• 2017-11-13 Relisted — Global MLS
• 2017-09-07 Pending — Global MLS
• 2017-07-13 Price Changed $259,900 Global MLS
• 2017-07-12 Price Changed $260,400 Global MLS
• 2017-06-07 Listed $259,900 Global MLS
• 2017-06-06 Listed $264,900 Global MLS
• 2017-06-06 Listed $264,900 Global MLS
• 2017-06-06 Listing Removed — Global MLS
• 2017-02-03 Sold (MLS) $130,000 Global MLS
• 2017-01-20 Pending — Global MLS
• 2017-01-13 Relisted — Global MLS
• 2016-12-23 Pending — Global MLS
• 2016-11-25 Listed $155,000 Global MLS
• 2007-09-27 Sold (Public Records) $165,900 Public Records
• 1993-02-18 Sold (Public Records) $110,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $7,490 · +11.0% YoY. Source: county tax records.