783 Woodstock Rd Lot 76 · Altamont, NY 12059

$65,000

1 bd · 1.0 ba · 500 sqft · SingleFamily · 9 Days on market

Built 2008 Fair condition 3,049 sqft lot $146/mo HOA · 16% of rent

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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 +23.5/30.0
• 1% rule +9.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This seasonal getaway is on a deeded 40x75 lot, featuring a 12 x 28 living/dining room with heat and air conditioning. The 2006 camper has a kitchen, bedroom and full bath. The backyard has a 12x12 deck with a new storage shed powered with a third refrigerator and plenty of storage. The HOA fee includes, electric, water, sewer, WIFI, heated pool, clubhouse, lake, with boat slip, playground, pavilion and pickleball court. The ownership includes a share of the 190 acres and off season hunting is permitted Woodstock Lake Association is the best value in the Northeast. Offered fully furnished, this property is well maintained and cared for over the years.

Key facts

• Deeded lot
• Pickleball court
• New storage shed

Tags

• DEEDED LOT
• LIVING DINING ROOM
• NEW STORAGE SHED
• HEATED POOL
• BOAT SLIP
• PICKLEBALL COURT

Property features AI

Finance

• Other: Association pool available; Association amenities include boating, boat dock/ slip, RV/boat storage and parking, picnic area, trails, recreation/game/party rooms, racquetball and basketball courts, barbecue, management, meeting room, maintenance grounds, trash service
• HOA & community: Homeowners association with annual fee of $1,750 (includes electricity, internet, maintenance of grounds, sewer, trash, utilities, water); Community amenities: clubhouse, fitness center, gated access, lake, playground, fishing

Exterior

• Parking: Deeded parking
• Utilities: Underground electric; Underground utilities; Private sewer
• Home design: Single-family residence; Residential property
• Construction: Pillar/post/pier foundation; Metal roof
• Exterior features: Deck; Metal roof

Interior

• Kitchen: Gas range; Microwave
• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air; Wall/window AC unit(s)
• Interior features: Master bedroom on the main floor; Gas range; Microwave

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($907 rent vs $65k).
• Cap rate 8.5% vs local median 2.9% in Altamont — 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 71/100 on livability (#387 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Berne-Knox-Westerlo Central School District (rural): math 54% / reading 57% proficiency, ranked #275 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Berne-Knox-Westerlo Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 371 students, 34% FRL); Berne-Knox-Westerlo Junior-Senior High School (math 52% / reading 52%, grade D+, #946 of 1,100 statewide, top 88%, 320 students, 32% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (3.9% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $65,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.40% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.04×
• Total profit: $18,955
• Equity at exit: $32,720

10-year hold

• IRR: 18.2%
• Equity multiple: 3.91×
• Total profit: $52,887
• Equity at exit: $53,329

Cash invested: $18,200 (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 12059

• Home prices YoY: 1.2%
• Active inventory: 22
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$146
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $121

Break-even live

Break-even rent $753

Max offer price $65,000

Occupancy floor 82%

Sensitivity live

Price	-10% $166	-5% $144	+0% $121	+5% $99	+10% $77
Rent	-10% $50	-5% $86	+0% $121	+5% $157	+10% $193
Rate	-1.0pp $154	-0.5pp $138	base $121	+0.5pp $105	+1.0pp $88

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: watersewerelectricinternetpool

Listing history 9 events

1. 2026-06-22
   days on market $65,000 Active 9 DOM
2. 2026-06-21
   days on market $65,000 Active 8 DOM
3. 2026-06-21
   days on market $65,000 Active 7 DOM
4. 2026-06-18
   days on market $65,000 Active 5 DOM
5. 2026-06-17
   days on market $65,000 Active 4 DOM
6. 2026-06-16
   days on market $65,000 Active 3 DOM
7. 2026-06-15
   days on market $65,000 Active 2 DOM
8. 2026-06-14
   remarks 660-char remark
9. 2026-06-14
   listed $65,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,887
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$871
• − Management: −$871
• − HOA: −$1,752
• − Depreciation: −$1,891
• Taxable income: $561
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $1,323/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Upgrading the kitchen, bathroom, flooring, and paint, along with enhancing the landscaping, will significantly boost its resale and rental potential.

Repairs flagged

• Moderate kitchen cabinets — The cabinets are worn and need updating.
• Major bathroom fixtures — The fixtures are outdated and need replacement.
• Major flooring — The carpet is worn and should be replaced with a more durable option.
• Minor interior paint — The paint is chipping and could be refreshed with a fresh coat.

Value-add opportunities

• Both Kitchen renovation — Updating the kitchen will improve both resale and rental value.
• Both Bathroom renovation — Renovating the bathroom will significantly increase the property's value.
• Both Flooring replacement — Replacing the carpet with a more durable and attractive option will enhance both resale and rental appeal.
• Both Paint refresh — Refreshing the interior paint will make the home more appealing and increase its value.
• Both Landscaping upgrade — Upgrading the landscaping will improve curb appeal and attract more potential buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · The cabinets are worn and need updating.	Moderate	$3,000–15,000
bathroom fixtures · The fixtures are outdated and need replacement.	Major	$15,000–50,000
flooring · The carpet is worn and should be replaced with a more durable option.	Major	$15,000–50,000
interior paint · The paint is chipping and could be refreshed with a fresh coat.	Minor	$500–3,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Both Kitchen renovation — Updating the kitchen will improve both resale and rental value. ↑
• Both Bathroom renovation — Renovating the bathroom will significantly increase the property's value. ↑
• Both Flooring replacement — Replacing the carpet with a more durable and attractive option will enhance both resale and rental appeal. ↑
• Both Paint refresh — Refreshing the interior paint will make the home more appealing and increase its value. ↑
• Both Landscaping upgrade — Upgrading the landscaping will improve curb appeal and attract more potential buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Berne-Knox-Westerlo Central School District
• NCES district ID: 3604650
• Math proficiency: 54% ▲ 1.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $68,684
• Composite: 49.13/100
• National rank: #2046
• State rank: #275 of 590 in NY

Livability — Altamont

• Score: 71/100
• State rank: #387
• US rank: #6655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,068
• Population (ZIP): 1,531

Population outlook (Albany County) Hauer SSP2

• Today (2025): 320,794 people
• By 2030: 327,401 · +2.1%
• By 2040: 338,218 · +5.4%
• By 2050: 348,467 · +8.6%
• By 2075: 381,693 · +19.0%
• By 2100: 393,809 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Pacific Islander 1%
• Common ancestry: Romanian 12% Lithuanian 4% Iranian 3%
• Foreign-born: 2% · China, Canada
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Albany

• 2024 margin: Strong D (+25.8) · D 62.9% · R 37.1%
• 2008→2024 swing: -3.6pp toward R · 2008: 29.4pp · 2024: 25.8pp
• All cycles: 2024: D+25.8 2020: D+31.4 2016: D+24.3 2012: D+31.0 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.94%
• Current HPI: 337.9072
• 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

1 event — show timeline

• 2026-06-13 Listed $65,000 HVCRMLS