783 Woodstock Rd Lot 74 · Altamont, NY 12059

$65,000

2 bd · 1.0 ba · 735 sqft · SingleFamily · 30 Days on market

Built 2004 Fair condition 3,484 sqft lot $146/mo HOA · 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

Key facts

• Good sized kitchen
• Inground pool
• Full bath

Tags

• DEEDED LAND OWNERSHIP
• NON MOTOR BOAT LAKE
• INGROUND POOL
• GOOD SIZED KITCHEN
• FULL BATH
• FULLY FURNISHED

Property features AI

Finance

• Other: In-ground pool; Satellite dish; Lot dimensions approximately 45 x 75
• HOA & community: Has association with annual fee of $1,750; Association amenities include clubhouse, lake access, and recreation facilities; Association fee covers electricity, insurance, grounds and structure maintenance, trash, and other items

Exterior

• Parking: 2 parking spaces; Off-street paved driveway
• Utilities: Shared septic; Other water source
• Home design: Cabin; Single-level living (first-floor primary and bedroom); Located on a corner of a cul-de-sac area; Views/access to Woodstock Lake
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Front porch; Side porch; Paved driveway/drive access

Interior

• Kitchen: Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Propane heating; Window cooling units
• Interior features: Paddle fan; 5 total rooms
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.1% 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.
• Market conditions: 21 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $64,025 (1.5% below list)

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: 1.65% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 5.1

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: 25.0%
• Equity multiple: 2.49×
• Total profit: $27,123
• Equity at exit: $32,720

10-year hold

• IRR: 25.0%
• Equity multiple: 4.87×
• Total profit: $70,524
• 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: 21
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$146
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $250

Break-even live

Break-even rent $753

Max offer price $65,000

Occupancy floor 72%

Sensitivity live

Price	-10% $295	-5% $272	+0% $250	+5% $227	+10% $205
Rent	-10% $165	-5% $207	+0% $250	+5% $292	+10% $334
Rate	-1.0pp $282	-0.5pp $266	base $250	+0.5pp $233	+1.0pp $216

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: cablepool

Listing history 23 events

1. 2026-06-21
   days on market $65,000 Active 30 DOM
2. 2026-06-18
   days on market $65,000 Active 28 DOM
3. 2026-06-17
   days on market $65,000 Active 27 DOM
4. 2026-06-16
   days on market $65,000 Active 26 DOM
5. 2026-06-15
   days on market $65,000 Active 25 DOM
6. 2026-06-13
   days on market $65,000 Active 23 DOM
7. 2026-06-12
   pricedays on market $65,000 Active 22 DOM
8. 2026-06-09
   days on market $74,500 Active 19 DOM
9. 2026-06-08
   days on market $74,500 Active 18 DOM
10. 2026-06-07
    days on market $74,500 Active 17 DOM
11. 2026-06-07
    days on market $74,500 Active 16 DOM
12. 2026-06-04
    days on market $74,500 Active 13 DOM
13. 2026-06-02
    days on market $74,500 Active 12 DOM
14. 2026-06-01
    days on market $74,500 Active 11 DOM
15. 2026-05-31
    days on market $74,500 Active 10 DOM
16. 2026-05-21
    listed $74,500 Active
17. 2022-09-09
    soldstatus $40,000 Closed 618-char remark

    Show marketing remark (618 chars)

    Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

18. 2022-08-18
    historical Contingent 618-char remark

    Show marketing remark (618 chars)

    Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

19. 2022-08-15
    price $45,000 618-char remark

    Show marketing remark (618 chars)

    Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

20. 2022-08-15
    status Active 618-char remark

    Show marketing remark (618 chars)

    Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

21. 2022-07-21
    historical Contingent 618-char remark

    Show marketing remark (618 chars)

    Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

22. 2022-06-14
    price $55,000 618-char remark

    Show marketing remark (618 chars)

    Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

23. 2021-09-13
    listed $60,000 New 618-char remark

    Show marketing remark (618 chars)

    Grab your slice of heaven in Woodstock Lake just 30 minutes from Albany. This single-family seasonal dwelling was designed around well-appointed trailers and an expanded living room all under one shingled roof. There are 2 bedrooms, 1 full bathroom, a covered front porch and pressure-treated deck set on a grassy lot with easy access to the lake and plenty of amenities including a community pool. Low yearly fee delivers all your utilities. Cable hook-up, paddle fan and AC window units. Best of all, owner is willing to offer financing. Beat the heat and enjoy this wonderful seasonal community. Excellent Condition

ⓘ 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 · 15 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: $12,834
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − HOA: −$1,752
• − Depreciation: −$1,891
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $2,469/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 single-family seasonal dwelling requires moderate renovations to improve its condition and appeal. Key areas for improvement include the kitchen, bathroom, and exterior. Painting and updating the kitchen are high-impact updates that would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom fixtures — basic and outdated
• Minor exterior siding — some discoloration

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality
• Both landscaping — enhances curb appeal and creates a more inviting atmosphere

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · basic and outdated	Minor	$500–3,000
exterior siding · some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes the kitchen and improves functionality ↑
• Both landscaping — enhances curb appeal and creates a more inviting atmosphere ↑

ⓘ 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

+24.2% since first listed

8 events — show timeline

• 2026-05-21 Listed $74,500 Global MLS
• 2022-09-09 Sold (MLS) $40,000 Global MLS
• 2022-08-18 Contingent — Global MLS
• 2022-08-15 Price Changed $45,000 Global MLS
• 2022-08-15 Relisted — Global MLS
• 2022-07-21 Contingent — Global MLS
• 2022-06-14 Price Changed $55,000 Global MLS
• 2021-09-13 Listed $60,000 Global MLS