35 Lake St · Stillwater, NY 12170

$259,900

3 bd · 2.0 ba · 2,115 sqft · SingleFamily public records · 1 Days on market

Built 1853 6,098 sqft lot $123/sqft · 25% below area Est $366k · 29% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +6.9/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

Key facts

• Spacious yard
• Separate entrance
• Versatile layout

Tags

• VERSATILE LAYOUT
• SEPARATE ENTRANCE
• SPACIOUS YARD
• DETACHED GARAGE
• CLOSE WALKING DISTANCE

Property features AI

Exterior

• Parking: Detached 1-car garage; Driveway parking; Off-street parking (2 total spaces)
• Utilities: Public water service; Public sewer
• Home design: Single family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Public water; Public sewer; Lot approximately 0.14 acre

Interior

• Kitchen: Dishwasher; Electric oven; Range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second level; Additional bedrooms on second level
• Flooring: Vinyl flooring; Carpet; Ceramic tile
• Bathrooms: Two full bathrooms (one on first level, one on second level)
• Heating & cooling: Baseboard heating; Oil heating; Pellet stove (supplemental heat)
• Interior features: Pellet stove fireplace; 11 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).

Location & tenants

• Location reads 69/100 on livability (#509 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Stillwater Central School District (suburban): math 56% / reading 60% proficiency, ranked #238 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stillwater Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 499 students, 32% FRL); Stillwater Middle School High School (math 55% / reading 62%, grade C, #877 of 1,100 statewide, top 80%, 525 students, 30% FRL).
• Market conditions: 45 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 21y ago 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.
• Current owner paid $135k; list at $260k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1853 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1853 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.19% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (median comp): $365,999
• List price: $259,900
• Delta: -20.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2A Castle Dr	0.32mi	4/3.0 (+1)	2,195 (+4%)	3mo	$500,000	$228	67
15 Castle Dr	0.52mi	4/2.0 (+1)	2,056 (-3%)	2mo	$360,000	$175	65
5 Dorchester Dr	0.39mi	3/2.5	1,800 (-15%)	3mo	$375,000	$208	53
861 Hudson Ave	0.44mi	3/1.5	1,860 (-12%)	6mo	$294,900	$159	52
933 Stillwater Bridge Rd	0.46mi	4/2.0 (+1)	1,920 (-9%)	16mo	$299,000	$156	45
41 Kellogg Rd	0.41mi	3/1.5	1,898 (-10%)	24mo	$280,000	$148	42
108 S Gurba Dr	0.64mi	4/1.5 (+1)	1,888 (-11%)	9mo	$310,000	$164	38

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: 30.8%
• Equity multiple: 3.42×
• Total profit: $176,018
• Equity at exit: $234,139

10-year hold

• IRR: 26.7%
• Equity multiple: 7.75×
• Total profit: $491,562
• Equity at exit: $504,929

Cash invested: $72,772 (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 12170

• Home prices YoY: 7.4%
• Active inventory: 45
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,100 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$383 /mo · $4,594/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $539

Break-even live

Break-even rent $2,417

Max offer price $259,900

Occupancy floor 78%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
949 Hudson Ave Stillwater, NY	3.0	2.5	2128	$3,100	$1.46	14d	1	0.62mi

Listing history 50 events

1. 2026-06-17
   pricestatusdays on marketlisting id $259,900 Active 1 DOM
2. 2026-05-14
   historical
3. 2026-04-30
   price $289,900
4. 2026-04-15
   listed $299,900 Active
5. 2019-03-04
   soldstatus $135,000
6. 2019-03-01
   soldstatus $135,000 Closed (Final Sale) 535-char remark

   Show marketing remark (535 chars)

   WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

7. 2019-01-12
   status Pend (Under Cntr) 535-char remark

   Show marketing remark (535 chars)

   WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

8. 2019-01-07
   status Extended 535-char remark

   Show marketing remark (535 chars)

   WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

9. 2019-01-01
   historical 535-char remark

   Show marketing remark (535 chars)

   WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

10. 2018-11-29
    price $144,900 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

11. 2018-11-28
    status Price Change 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

12. 2018-11-20
    historical 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

13. 2018-11-19
    status Extended 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

14. 2018-11-16
    historical 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

15. 2018-10-30
    price $149,900 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

16. 2018-06-29
    price $159,999 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

17. 2018-06-15
    listed $163,000 New 535-char remark

    Show marketing remark (535 chars)

    WOW NEW NEW NEW ! Gorgeous home walking distance to Hudson Ave, Stillwater's Main street, and the park. The home offers an open living room/ dining room and a cozy family room equipped with a wood stove. In the large eat in kitchen you will find new counters, cabinets and appliances and plenty of room for a table. The house also has new wood laminate flooring throughout, fresh paint, new carpet ,new 200amp electric and new updated bathrooms. The seller is offering a 12 month extended warranty on the home -- Excellent Condition

18. 2018-06-13
    historical
19. 2018-04-27
    price $164,900
20. 2018-04-07
    listed $165,900 New
21. 2017-09-26
    soldstatus $46,001 Closed (Final Sale)
22. 2017-08-26
    status Pend (Under Cntr)
23. 2017-08-19
    status Back On Market
24. 2017-08-16
    status Pend (Under Cntr)
25. 2017-08-03
    price $85,150
26. 2017-07-07
    status Back On Market
27. 2017-06-27
    status Pend (Under Cntr)
28. 2017-06-15
    price $94,611
29. 2017-06-14
    status Back On Market
30. 2017-06-06
    status Pend (Under Cntr)
31. 2017-05-28
    status Back On Market
32. 2017-05-24
    status Pend (Under Cntr)
33. 2017-05-09
    price $105,123
34. 2017-04-01
    price $116,803
35. 2017-02-28
    price $126,960
36. 2017-01-22
    price $138,000
37. 2016-12-11
    listed $150,000 New
38. 2016-02-14
    historical
39. 2015-09-09
    listed $199,700 Active
40. 2013-08-21
    historical
41. 2012-09-05
    listed $199,700
42. 2010-03-22
    soldstatus $162,000
43. 2010-03-17
    soldstatus $162,000
44. 2010-01-09
    historical
45. 2009-12-09
    listed $167,900
46. 2006-02-01
    soldstatus $36,000
47. 2006-01-30
    soldstatus $36,500
48. 2006-01-20
    historical
49. 2005-10-31
    listed $49,900
50. 2005-08-23
    soldstatus $58,500

ⓘ 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: $4,594 · $383/mo
• Projected year-2 tax: $4,594 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $37,200
• − Mortgage interest: −$14,558
• − Property taxes: −$4,594
• − Insurance: −$1,966
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − Depreciation: −$7,561
• Taxable income: $2,569
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $5,856/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: Stillwater Central School District
• NCES district ID: 3628110
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▲ 2.00%
• Median HH income: $72,025
• Composite: 51.51/100
• National rank: #1721
• State rank: #238 of 590 in NY

Livability — Stillwater

• Score: 69/100
• State rank: #509
• US rank: #8993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stillwater, NY
• Population (ZIP): 5,225

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.13%
• Current HPI: 363.0428
• 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

+344.3% since first listed

50 events — show timeline

• 2026-06-17 Listed $259,900 Global MLS
• 2026-05-14 Listing Removed — Global MLS
• 2026-04-30 Price Changed $289,900 Global MLS
• 2026-04-15 Listed $299,900 Global MLS
• 2019-03-04 Sold (Public Records) $135,000 Public Records
• 2019-03-01 Sold (MLS) $135,000 Global MLS
• 2019-01-12 Pending — Global MLS
• 2019-01-07 Relisted — Global MLS
• 2019-01-01 Listing Removed — Global MLS
• 2018-11-29 Price Changed $144,900 Global MLS
• 2018-11-28 Relisted — Global MLS
• 2018-11-20 Listing Removed — Global MLS
• 2018-11-19 Relisted — Global MLS
• 2018-11-16 Listing Removed — Global MLS
• 2018-10-30 Price Changed $149,900 Global MLS
• 2018-06-29 Price Changed $159,999 Global MLS
• 2018-06-15 Listed $163,000 Global MLS
• 2018-06-13 Listing Removed — Global MLS
• 2018-04-27 Price Changed $164,900 Global MLS
• 2018-04-07 Listed $165,900 Global MLS
• 2017-09-26 Sold (MLS) $46,001 Global MLS
• 2017-08-26 Pending — Global MLS
• 2017-08-19 Relisted — Global MLS
• 2017-08-16 Pending — Global MLS
• 2017-08-03 Price Changed $85,150 Global MLS
• 2017-07-07 Relisted — Global MLS
• 2017-06-27 Pending — Global MLS
• 2017-06-15 Price Changed $94,611 Global MLS
• 2017-06-14 Relisted — Global MLS
• 2017-06-06 Pending — Global MLS
• 2017-05-28 Relisted — Global MLS
• 2017-05-24 Pending — Global MLS
• 2017-05-09 Price Changed $105,123 Global MLS
• 2017-04-01 Price Changed $116,803 Global MLS
• 2017-02-28 Price Changed $126,960 Global MLS
• 2017-01-22 Price Changed $138,000 Global MLS
• 2016-12-11 Listed $150,000 Global MLS
• 2016-02-14 Listing Removed — Global MLS
• 2015-09-09 Listed $199,700 Global MLS
• 2013-08-21 Listing Removed — Global MLS
• 2012-09-05 Listed $199,700 Global MLS
• 2010-03-22 Sold (Public Records) $162,000 Public Records
• 2010-03-17 Sold (MLS) $162,000 Global MLS
• 2010-01-09 Listing Removed — Global MLS
• 2009-12-09 Listed $167,900 Global MLS
• 2006-02-01 Sold (Public Records) $36,000 Public Records
• 2006-01-30 Sold (MLS) $36,500 Global MLS
• 2006-01-20 Listing Removed — Global MLS
• 2005-10-31 Listed $49,900 Global MLS
• 2005-08-23 Sold (Public Records) $58,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,594 · +1.4% YoY. Source: county tax records.