174 Rabideau Road Rd · Altona, NY 12910

$135,000

3 bd · 1.0 ba · 2,019 sqft · SingleFamily public records · 193 Days on market

Built 1973 1.80 ac lot Est $101k · 34% over

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Why this score? — see what drove the C- 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 +18.4/30.0
• Appreciation +10.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +4.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

The home is a 4 bedroom Cape Cod with the master bedroom suite having its own private stairway. Bedroom 2 is on the main floor. There is a full bath on the main floor and a half bath on the second floor between bedrooms 3 and 4. The large livingroom has a hearth ready for a woodstove or gas fireplace. The 3 season room has a woodburning fireplace. The dining area is separated from the kitchen by a bar with room for 2 or 3 stools. The large utility room has washer/dryer hook-ups. This is a Fannie Mae Homepath property.

Key facts

• Quiet road
• River frontage
• Office den

Tags

• RIVER FRONTAGE
• QUIET ROAD
• DEN WITH FIREPLACE
• OFFICE DEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (1.0% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,166 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Northern Adirondack Central School District (rural): math 47% / reading 49% proficiency, ranked #430 of 590 in NY (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 192 units permitted in Clinton County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Clinton County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $55k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $135k implies a 82% gain — meaningful room to come down on a strong offer.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $100,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Rabideau Road Rd	0.00mi	3/2.5	2,019 (0%)	1mo	$100,000	$50	93

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: 27.2%
• Equity multiple: 3.16×
• Total profit: $81,581
• Equity at exit: $121,619

10-year hold

• IRR: 23.8%
• Equity multiple: 7.19×
• Total profit: $233,958
• Equity at exit: $262,275

Cash invested: $37,800 (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 12910

• Home prices YoY: 4.5%
• Active inventory: 14
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,336 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$165 /mo · $1,985/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $126

Break-even live

Break-even rent $1,177

Max offer price $135,000

Occupancy floor 86%

Sensitivity live

Price	-10% $203	-5% $164	+0% $126	+5% $88	+10% $50
Rent	-10% $21	-5% $73	+0% $126	+5% $179	+10% $232
Rate	-1.0pp $194	-0.5pp $161	base $126	+0.5pp $91	+1.0pp $56

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-09
   status Pending
2. 2026-02-24
   status Active
3. 2026-02-21
   historical
4. 2026-01-05
   price $135,000
5. 2025-11-07
   price $155,000
6. 2025-10-13
   price $175,000
7. 2025-08-23
   listed $190,000 Active
8. 2015-09-25
   soldstatus $74,000 523-char remark

   Show marketing remark (523 chars)

   The home is a 4 bedroom Cape Cod with the master bedroom suite having its own private stairway. Bedroom 2 is on the main floor. There is a full bath on the main floor and a half bath on the second floor between bedrooms 3 and 4. The large livingroom has a hearth ready for a woodstove or gas fireplace. The 3 season room has a woodburning fireplace. The dining area is separated from the kitchen by a bar with room for 2 or 3 stools. The large utility room has washer/dryer hook-ups. This is a Fannie Mae Homepath property.

9. 2014-12-04
   listed $89,900 523-char remark

   Show marketing remark (523 chars)

   The home is a 4 bedroom Cape Cod with the master bedroom suite having its own private stairway. Bedroom 2 is on the main floor. There is a full bath on the main floor and a half bath on the second floor between bedrooms 3 and 4. The large livingroom has a hearth ready for a woodstove or gas fireplace. The 3 season room has a woodburning fireplace. The dining area is separated from the kitchen by a bar with room for 2 or 3 stools. The large utility room has washer/dryer hook-ups. This is a Fannie Mae Homepath property.

ⓘ 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: $1,985 · $165/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$148/yr (+$12/mo · 7.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% 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: $16,038
• − Mortgage interest: −$7,562
• − Property taxes: −$1,985
• − Insurance: −$675
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,927
• Taxable loss: −$677
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,677/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: Northern Adirondack Central School District
• NCES district ID: 3621260
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $44,656
• Composite: 40.62/100
• National rank: #3689
• State rank: #430 of 590 in NY

Livability — Altona

• Score: 51/100
• State rank: #1166
• US rank: #25387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,994

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 78,791 people
• By 2030: 76,848 · -2.5%
• By 2040: 71,579 · -9.2%
• By 2050: 66,471 · -15.6%
• By 2075: 57,361 · -27.2%
• By 2100: 47,232 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 7% Black 5% Asian 2% Two or more races 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Lithuanian 23% Iranian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Clinton

• 2024 margin: Toss-up / Even · D 48.9% · R 51.1%
• 2008→2024 swing: -25.1pp toward R · 2008: 22.9pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+5.2 2016: D+0.9 2012: D+25.6 2008: D+22.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.23%
• Current HPI: 260.0932
• 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

+50.2% since first listed

9 events — show timeline

• 2026-03-09 Pending — ACVMLS
• 2026-02-24 Relisted — ACVMLS
• 2026-02-21 Delisted — ACVMLS
• 2026-01-05 Price Changed $135,000 ACVMLS
• 2025-11-07 Price Changed $155,000 ACVMLS
• 2025-10-13 Price Changed $175,000 ACVMLS
• 2025-08-23 Listed $190,000 ACVMLS
• 2015-09-25 Sold (MLS) $74,000 ACVMLS
• 2014-12-04 Listed $89,900 ACVMLS

Property tax history

+3.5%/yr

Latest (2025): $1,985 · -0.1% YoY. Source: county tax records.