10 Woodard Ave · Hadley, NY 12835

$108,000

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 33 Days on market

Built 1870 4,791 sqft lot $80/sqft · 55% below area ↓ 20% 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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained 3 BR 1 BA home for sale in Hadley. This home is located just around the corner from Hadley Park, and steps away from the Hudson River. The kitchen has been totally renovated, and there is a newer full bath with laundry. The sitting porch off the rear of the home is the perfect spot to relax. The home also has an awesome wrap-around porch, and a nice yard. The electrical service has been updated, and the newer propane furnace heats the home economically. Adjoining vacant lot also for sale. Excellent Condition

Key facts

• 4,791 sq ft lot
• 4 parking spots
• Built 1870

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story (rooms listed on first and second levels)
• Construction: Vinyl siding; Wood siding; Metal roof; Slate roof
• Exterior features: Wrap-around porch; Porch; Exterior lighting

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: 1 full bathroom (located on the 1st level)
• Heating & cooling: Forced air heating; Propane heating
• Interior features: 7 total rooms; Interior entry partial basement; Other appliances included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $105k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#974 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, health & safety D-.
• Hadley-Luzerne Central School District (rural): math 41% / reading 57% proficiency, ranked #396 of 590 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stuart M Townsend Elementary School (math 27% / reading 47%, grade F, #1,519 of 2,108 statewide, top 74%, 340 students, 52% FRL); Hadley-Luzerne Junior-Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 304 students, 54% FRL).
• Market conditions: 45 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($747 loan paydown + $11k 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $27k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,760 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.27% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.88%
• DSCR: 1.48
• GRM: 6.6

CMA / ARV

• ARV (median comp): $244,904
• List price: $108,000
• Delta: -55.90%
• 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
30 Woodard Ave	0.09mi	3/2.0	1,440 (+6%)	18mo	$293,000	$203	70
23 1st Ave	0.27mi	3/1.5	1,232 (-9%)	16mo	$237,000	$192	57
4 Mill St	0.32mi	3/3.0	1,170 (-14%)	2mo	$285,000	$244	56
21 Pine Rd	0.65mi	3/1.0	1,445 (+7%)	9mo	$249,000	$172	47
23 Traver St	0.36mi	3/2.0	1,150 (-15%)	22mo	$179,900	$156	40
11 Bay Rd	0.58mi	3/2.0	1,154 (-15%)	22mo	$449,000	$389	30
14 3rd Ave	0.51mi	3/1.0	1,152 (-15%)	21mo	$179,220	$156	30

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: 32.3%
• Equity multiple: 3.52×
• Total profit: $76,343
• Equity at exit: $97,295

10-year hold

• IRR: 27.9%
• Equity multiple: 7.98×
• Total profit: $211,200
• Equity at exit: $209,820

Cash invested: $30,240 (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 12835

• Home prices YoY: 20.0%
• Active inventory: 45
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$196 /mo · $2,354/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $274

Break-even live

Break-even rent $1,022

Max offer price $108,000

Occupancy floor 75%

Sensitivity live

Price	-10% $335	-5% $305	+0% $274	+5% $244	+10% $213
Rent	-10% $166	-5% $220	+0% $274	+5% $328	+10% $382
Rate	-1.0pp $329	-0.5pp $302	base $274	+0.5pp $246	+1.0pp $218

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-16
   status $108,000 Pending 33 DOM
2. 2026-06-15
   days on market $108,000 Active 33 DOM
3. 2026-06-13
   days on market $108,000 Active 31 DOM
4. 2026-06-12
   days on market $108,000 Active 30 DOM
5. 2026-06-09
   pricedays on market $108,000 Active 27 DOM
6. 2026-06-08
   days on market $135,000 Active 26 DOM
7. 2026-06-07
   days on market $135,000 Active 25 DOM
8. 2026-06-05
   days on market $135,000 Active 23 DOM
9. 2026-06-04
   days on market $135,000 Active 21 DOM
10. 2026-06-02
    days on market $135,000 Active 20 DOM
11. 2026-06-01
    days on market $135,000 Active 19 DOM
12. 2026-05-31
    days on market $135,000 Active 18 DOM
13. 2026-05-13
    listed $135,000 Active 80-char remark
14. 2018-09-13
    soldstatus $125,000
15. 2018-09-11
    soldstatus $125,000 Closed (Final Sale) 529-char remark

    Show marketing remark (509 chars)

    Well maintained 3 BR 1 BA home for sale in Hadley. This home is located just around the corner from Hadley Park, and steps away from the Hudson River. The kitchen has been totally renovated, and there is a newer full bath with laundry. The sitting porch off the rear of the home is the perfect spot to relax. The home also has an awesome wrap-around porch, and a nice yard. The electrical service has been updated, and the newer propane furnace heats the home economically. Adjoining vacant lot also for sale.

16. 2018-09-11
    soldstatus $125,000

    Show marketing remark (509 chars)

    Well maintained 3 BR 1 BA home for sale in Hadley. This home is located just around the corner from Hadley Park, and steps away from the Hudson River. The kitchen has been totally renovated, and there is a newer full bath with laundry. The sitting porch off the rear of the home is the perfect spot to relax. The home also has an awesome wrap-around porch, and a nice yard. The electrical service has been updated, and the newer propane furnace heats the home economically. Adjoining vacant lot also for sale.

17. 2018-07-15
    status Pend (Under Cntr) 529-char remark

    Show marketing remark (529 chars)

    Well maintained 3 BR 1 BA home for sale in Hadley. This home is located just around the corner from Hadley Park, and steps away from the Hudson River. The kitchen has been totally renovated, and there is a newer full bath with laundry. The sitting porch off the rear of the home is the perfect spot to relax. The home also has an awesome wrap-around porch, and a nice yard. The electrical service has been updated, and the newer propane furnace heats the home economically. Adjoining vacant lot also for sale. Excellent Condition

18. 2018-07-14
    historical

    Show marketing remark (509 chars)

    Well maintained 3 BR 1 BA home for sale in Hadley. This home is located just around the corner from Hadley Park, and steps away from the Hudson River. The kitchen has been totally renovated, and there is a newer full bath with laundry. The sitting porch off the rear of the home is the perfect spot to relax. The home also has an awesome wrap-around porch, and a nice yard. The electrical service has been updated, and the newer propane furnace heats the home economically. Adjoining vacant lot also for sale.

19. 2018-05-17
    listed $135,000 New 529-char remark

    Show marketing remark (509 chars)

    Well maintained 3 BR 1 BA home for sale in Hadley. This home is located just around the corner from Hadley Park, and steps away from the Hudson River. The kitchen has been totally renovated, and there is a newer full bath with laundry. The sitting porch off the rear of the home is the perfect spot to relax. The home also has an awesome wrap-around porch, and a nice yard. The electrical service has been updated, and the newer propane furnace heats the home economically. Adjoining vacant lot also for sale.

20. 2018-05-17
    listed $135,000

    Show marketing remark (509 chars)

    Well maintained 3 BR 1 BA home for sale in Hadley. This home is located just around the corner from Hadley Park, and steps away from the Hudson River. The kitchen has been totally renovated, and there is a newer full bath with laundry. The sitting porch off the rear of the home is the perfect spot to relax. The home also has an awesome wrap-around porch, and a nice yard. The electrical service has been updated, and the newer propane furnace heats the home economically. Adjoining vacant lot also for sale.

ⓘ 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: $2,354 · $196/mo
• Projected year-2 tax: $2,354 · $196/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,432
• − Mortgage interest: −$6,050
• − Property taxes: −$2,354
• − Insurance: −$540
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,142
• Taxable income: $1,717
• Est. tax owed @ 24.0%: −$412
• After-tax cash flow: $2,879/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: Hadley-Luzerne Central School District
• NCES district ID: 3613110
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $52,974
• Composite: 42.18/100
• National rank: #3292
• State rank: #396 of 590 in NY

Livability — Hadley

• Score: 60/100
• State rank: #974
• US rank: #19019

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hadley, NY
• Population (ZIP): 2,700

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 5% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▲ 54.89%
• Current HPI: 328.7243
• 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

-20.0% since first listed

10 events — show timeline

• 2026-06-15 Pending — Global MLS
• 2026-06-09 Price Changed $108,000 Global MLS
• 2026-05-13 Listed $135,000 Global MLS
• 2018-09-13 Sold (Public Records) $125,000 Public Records
• 2018-09-11 Sold (MLS) $125,000 Global MLS
• 2018-09-11 Sold (MLS) $125,000 Global MLS
• 2018-07-15 Pending — Global MLS
• 2018-07-14 Listing Removed — Global MLS
• 2018-05-17 Listed $135,000 Global MLS
• 2018-05-17 Listed $135,000 Global MLS

Property tax history

+10.4%/yr

Latest (2025): $2,354 · +4.1% YoY. Source: county tax records.