783 Woodstock Rd Lot 35 · Altamont, NY 12059

$39,500

1 bd · 1.0 ba · 560 sqft · SingleFamily · 7 Days on market

Built 1979 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 +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 +2.5/5.0

Listing remarks

Seasonal Camp on a deeded 45x75 lot. This lot is nice and level with a shed and blacktop driveway. The camp is on 190 acres with a lake, heated pool and clubhouse, playground and pickle ball court and fitness center and library. The HOA Includes electric, water sewer, WIFI and garbage disposal. Coin Laundry, This gated community is a true find for an affordable summer getaway.

Key facts

• Deeded lot
• Fitness center
• Clubhouse

Tags

• DEEDED LOT
• HEATED POOL
• CLUBHOUSE
• PLAYGROUND
• PICKLE BALL COURT
• FITNESS CENTER

Property features AI

Finance

• Other: Directions: Route 443 to Filkins Hill to Woodstock Rd
• Financial info: Annual tax amount listed as $710
• HOA & community: Homeowners association with an annual fee of $1,750 (about $145.83/month)

Exterior

• Security: Gated community
• Utilities: Underground electric
• Home design: Single-family residential property
• Exterior features: Frontage approximately 45 feet; Lot dimensions about 45 x 76 feet; Lot of about 0.07 acres; Zoned for camp park; Community clubhouse, fishing, gated entry, lake access, and pool

Interior

• Bathrooms: 1 full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $40k).
• Cap rate 15.6% 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: 23 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 $2k of equity ($273 loan paydown + $2k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $39,500

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.33% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.27%
• DSCR: 2.48
• GRM: 3.6

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: 40.6%
• Equity multiple: 3.39×
• Total profit: $26,390
• Equity at exit: $19,884

10-year hold

• IRR: 39.7%
• Equity multiple: 6.82×
• Total profit: $64,350
• Equity at exit: $32,407

Cash invested: $11,060 (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: 23
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$146
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $307

Break-even live

Break-even rent $530

Max offer price $39,500

Occupancy floor 62%

Sensitivity live

Price	-10% $334	-5% $320	+0% $307	+5% $293	+10% $279
Rent	-10% $234	-5% $270	+0% $307	+5% $343	+10% $379
Rate	-1.0pp $327	-0.5pp $317	base $307	+0.5pp $296	+1.0pp $286

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 8 events

1. 2026-06-22
   days on market $39,500 Active 7 DOM
2. 2026-06-21
   days on market $39,500 Active 6 DOM
3. 2026-06-21
   days on market $39,500 Active 5 DOM
4. 2026-06-18
   days on market $39,500 Active 3 DOM
5. 2026-06-17
   price $39,500 Active 2 DOM
6. 2026-06-17
   days on market $40,000 Active 2 DOM
7. 2026-06-16
   remarks 379-char remark
8. 2026-06-16
   listed $40,000 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: $11,023
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$882
• − Management: −$882
• − HOA: −$1,752
• − Depreciation: −$1,149
• Taxable income: $3,355
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $2,875/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: 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

+0.0% since first listed

3 events — show timeline

• 2026-06-14 Listed $40,000 HVCRMLS
• 2025-10-15 Listing Removed — Global MLS
• 2025-07-08 Listed $40,000 Global MLS