783 Woodstock Rd Lot 144 · Altamont, NY 12059

$55,000

1 bd · 1.0 ba · 400 sqft · SingleFamily · 54 Days on market

Built 2016 Fair condition 3,484 sqft lot $138/sqft · 74% above area $146/mo HOA · 16% of rent ↓ 8% since listing

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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 +28.3/30.0
• 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

Seasonal Camp with Deeded 40 x75 lot Camp is on 190 acres Open May 1-Oct 15th HOA includes electric, Wifi pool clubhouse, lake garbage laundry facilities. This site is on one of the nicest streets in the camp as the back yard abuts a large common area shaded with mature trees. The large 12x30 living room has heat and air conditioning. Walking distance to lake and pool and clubhouse. Low taxes make this the most affordable summer getaway in the Northeast. Off season hunting permitted.

Key facts

• Deeded lot
• 150 acres
• Common area

Tags

• DEEDED LOT
• 150 ACRES
• COMMON AREA
• MATURE TREES
• WALKING DISTANCE TO LAKE
• WALKING DISTANCE TO POOL

Property features AI

Finance

• Other: Community features: clubhouse, fishing, fitness center, gated community, lake, playground, racquetball
• Financial info: Annual association fee reported
• HOA & community: Homeowners association with annual fee; Association amenities include boat slip, clubhouse, coin laundry, electricity, gated access, meeting room, picnic area, playground, pool, party room, RV/boat storage, RV parking, and trash service; Association fee includes electricity, internet, grounds maintenance, sewer, trash, utilities, and water

Exterior

• Parking: Deeded parking; Driveway
• Security: Carbon monoxide detector(s); Gated community
• Utilities: Shared well water; Shared septic; Electricity connected; Propane service; Sewer connected; Water connected
• Home design: Manufactured house; Single family residence; On waterfront with lake view; Lakefront frontage on Woodstock Lake; Located on a cul-de-sac; level lot
• Construction: Frame construction; Metal roof; No foundation specified; Built as manufactured housing
• Exterior features: Outdoor grill; Sliding doors; Shed

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Bedrooms: 2 total rooms
• Flooring: Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: High-speed internet
• Laundry & utility: Coin laundry available in association

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: 20 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 ($380 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.61% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 5.2

CMA / ARV

• ARV (median comp): $31,688
• List price: $55,000
• Delta: 73.57%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
783 Woodstock Rd Lot 69 Rd	0.07mi	1/1.0	360 (-10%)	11mo	$22,500	$63	71

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.34×
• Total profit: $20,680
• Equity at exit: $27,686

10-year hold

• IRR: 22.8%
• Equity multiple: 4.56×
• Total profit: $54,810
• Equity at exit: $45,124

Cash invested: $15,400 (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: 20
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$146
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $175

Break-even live

Break-even rent $666

Max offer price $55,000

Occupancy floor 75%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 19 events

1. 2026-06-18
   days on market $55,000 Active 54 DOM
2. 2026-06-17
   days on market $55,000 Active 53 DOM
3. 2026-06-16
   days on market $55,000 Active 52 DOM
4. 2026-06-15
   days on market $55,000 Active 51 DOM
5. 2026-06-14
   remarks 492-char remark
6. 2026-06-13
   days on market $55,000 Active 49 DOM
7. 2026-06-12
   days on market $55,000 Active 48 DOM
8. 2026-06-09
   days on market $55,000 Active 45 DOM
9. 2026-06-08
   days on market $55,000 Active 44 DOM
10. 2026-06-07
    days on market $55,000 Active 43 DOM
11. 2026-06-07
    days on market $55,000 Active 42 DOM
12. 2026-06-04
    days on market $55,000 Active 39 DOM
13. 2026-06-02
    days on market $55,000 Active 38 DOM
14. 2026-06-01
    days on market $55,000 Active 37 DOM
15. 2026-05-31
    days on market $55,000 Active 36 DOM
16. 2026-05-11
    price $55,000 433-char remark
17. 2026-04-25
    listed $58,000 Active 433-char remark
18. 2025-10-15
    historical
19. 2025-08-07
    listed $59,900 Active

ⓘ 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: $10,656
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$852
• − Management: −$852
• − HOA: −$1,752
• − Depreciation: −$1,600
• Taxable income: $1,418
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $1,765/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

The property is in fair condition with moderate repairs needed. Upgrades to paint, countertops, and landscaping would significantly enhance its value.

Repairs flagged

• Moderate Kitchen countertops — Worn appearance
• Moderate Bathtub and sink — Old and dated appearance
• Minor Porch railings — Painted surface needs touch-up

Value-add opportunities

• Both Paint interior and exterior — Enhances curb appeal and interior aesthetics
• Both Replace worn countertops and fixtures — Improves functionality and aesthetics
• Both Landscaping and curb appeal improvements — Enhances overall property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Moderate	$3,000–15,000
Bathtub and sink · Old and dated appearance	Moderate	$3,000–15,000
Porch railings · Painted surface needs touch-up	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both Paint interior and exterior — Enhances curb appeal and interior aesthetics ↑
• Both Replace worn countertops and fixtures — Improves functionality and aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances overall property value and appeal ↑

ⓘ 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

-8.2% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $55,000 HVCRMLS
• 2026-04-25 Listed $58,000 HVCRMLS
• 2025-10-15 Listing Removed — Global MLS
• 2025-08-07 Listed $59,900 Global MLS