12 Railroad St · Altona, NY 12935

$99,900

3 bd · 2.0 ba · 1,052 sqft · SingleFamily public records · 16 Days on market

Built 1890 0.61 ac lot

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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 +17.4/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.4/10.0
• Schools +4.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home for a first time home buyer. Recently renovated and located on a quiet street. Large yard. Enjoy quiet country living while taking advantage of the low taxes.

Key facts

• Quiet street
• Metal roof
• Wood stove

Tags

• QUIET STREET
• SPACIOUS KITCHEN
• WOOD STOVE
• VINYL SIDING
• METAL ROOF
• LARGE LOT

Property features AI

Exterior

• Parking: Driveway; Garage faces the front; Has garage
• Utilities: Private water source; 100 amp electric service; Electricity connected; Sewer: unknown
• Home design: Single-family residence; One and one-half stories; Vinyl siding; Metal roof
• Construction: Vinyl siding construction; Metal roof; Year built not provided
• Exterior features: Front porch; Level lot; Paved road access; Garage(s) on property

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil); Ceiling fans; No central air listed
• Interior features: Ceiling fans; Therapeutic whirlpool
• Laundry & utility: Basement with interior entry and sump pump (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $76 ($909/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% 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: 19 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 $7k of equity ($691 loan paydown + $6k appreciation (6.5% 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 (6.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.09% ✓
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.31×
• Total profit: $36,670
• Equity at exit: $65,914

10-year hold

• IRR: 18.4%
• Equity multiple: 4.70×
• Total profit: $103,545
• Equity at exit: $122,315

Cash invested: $27,972 (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 12935

• Home prices YoY: 2.2%
• Active inventory: 19
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $76

Break-even live

Break-even rent $993

Max offer price $99,900

Occupancy floor 88%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $99,900 Active 16 DOM
2. 2026-06-17
   days on market $99,900 Active 15 DOM
3. 2026-06-16
   days on market $99,900 Active 14 DOM
4. 2026-06-15
   days on market $99,900 Active 13 DOM
5. 2026-06-13
   days on market $99,900 Active 11 DOM
6. 2026-06-12
   days on market $99,900 Active 10 DOM
7. 2026-06-09
   days on market $99,900 Active 7 DOM
8. 2026-06-08
   days on market $99,900 Active 6 DOM
9. 2026-06-07
   days on market $99,900 Active 5 DOM
10. 2026-06-07
    days on market $99,900 Active 4 DOM
11. 2026-06-03
    remarks 336-char remark
12. 2026-06-03
    listed $99,900 Active 1 DOM

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $2,631 · $219/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 (unshaded) · 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 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: $13,072
• − Mortgage interest: −$5,596
• − Property taxes: −$2,631
• − Insurance: −$500
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,906
• Taxable loss: −$653
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,066/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): 1,159

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 (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Lithuanian 23% German 2% Iranian 1%
• Foreign-born: 1% · Canada

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: ▲ 6.49%
• Current HPI: 303.7051
• 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

+103.9% since first listed

4 events — show timeline

• 2026-06-02 Listed $99,900 ACVMLS
• 2021-06-01 Sold (MLS) $120,000 ACVMLS
• 2021-01-27 Listed $116,000 ACVMLS
• 1997-07-03 Sold (Public Records) $49,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,631 · +4.5% YoY. Source: county tax records.