545 Route 67 · Round Lake, NY 12118

$399,777

5 bd · 3.0 ba · 3,312 sqft · SingleFamily public records · 37 Days on market

Built 1845 1.63 ac lot $121/sqft · 53% below area ↓ 5% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.2/10.0

Listing remarks

This is a spacious & unique home is perfect for a Bed Breakfast or AB & B. Circa1845 this is a one of a kind Cobblestone Federal Colonial style is located in Maltaville (between Round lake & Mechanicville), she has all the space, charm & character you are looking for. She is situated on 1.63 sprawling acres, boasts over 3,300 sq. ft of living space, 10' Coffered ceilings, wide plank floors, grand foyer & staircase, 3 season porch/family room. , 6 large bedrooms and 4 full baths with a primary bath on the first floor perfect to have your own private suite or make it a first floor in-law. Located only 10 minutes or so to downtown Saratoga and the Race track, and ov

Key facts

• Grand foyer
• 1.63 sprawling acres
• 3 season porch

Tags

• 1.63 SPRAWLING ACRES
• 10 COFFERED CEILINGS
• WIDE PLANK FLOORS
• GRAND FOYER
• 3 SEASON PORCH
• PRIMARY BATH ON FIRST FLOOR

Property features AI

Exterior

• Parking: Seven off-street paved driveway spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: 220 volts with circuit breakers; Septic tank; Cable connected
• Home design: Single family residence; Corner lot; Level, private and landscaped lot with road frontage
• Construction: Stone construction; Stone foundation
• Exterior features: Asphalt roof; Exterior lighting; Shed(s); Barn(s)

Interior

• Kitchen: Built-in electric oven; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Primary bedroom on the first floor; Multiple bedrooms on the second floor
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: Four full bathrooms (one on the first floor, three on the second floor)
• Heating & cooling: Oil heating; Steam heating; Window unit(s) for cooling
• Interior features: High-speed internet; Paddle fan; Walk-in closet(s); Storm door(s); Storm window(s); Partial unfinished basement; 17 total rooms; Dining room fireplace
• Laundry & utility: Main-level laundry room; Washer/Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-492 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (38.4% below list).
• Recommended offer: $246k (38.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.2% in Round Lake — 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 76/100 on livability (#236 in NY, #3,708 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Shenendehowa Central School District (suburban): math 72% / reading 73% proficiency, ranked #98 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Shenendehowa High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 3,036 students, 21% FRL).
• Zoned-school proficiency averages 90% at this address vs 72% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Shenendehowa Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 144 active listings in the ZIP; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 32% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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: built in 1845 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,208 (38.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1845 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.27%
• DSCR: 0.77
• GRM: 13.5

CMA / ARV

• ARV (median comp): $848,992
• List price: $399,777
• Delta: -52.91%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $186,257
• Equity at exit: $360,151

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $572,792
• Equity at exit: $776,679

Cash invested: $111,938 (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 12118

• Home prices YoY: 8.3%
• Active inventory: 144
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,462 medium
• Mortgage (P&I): −$2,096
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-492

Break-even live

Break-even rent $3,084

Max offer price $312,938

Occupancy floor —

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: $99,944
• Closing costs: $11,993
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $399,777 Active 37 DOM
2. 2026-06-17
   days on market $399,777 Active 36 DOM
3. 2026-06-16
   days on market $399,777 Active 35 DOM
4. 2026-06-15
   days on market $399,777 Active 34 DOM
5. 2026-06-14
   days on market $399,777 Active 32 DOM
6. 2026-06-13
   days on market $399,777 Active 31 DOM
7. 2026-06-10
   days on market $399,777 Active 29 DOM
8. 2026-06-09
   days on market $399,777 Active 28 DOM
9. 2026-06-08
   days on market $399,777 Active 27 DOM
10. 2026-06-07
    days on market $399,777 Active 26 DOM
11. 2026-06-03
    days on market $399,777 Active 22 DOM
12. 2026-06-02
    days on market $399,777 Active 21 DOM
13. 2026-06-01
    days on market $399,777 Active 20 DOM
14. 2026-05-31
    days on market $399,777 Active 19 DOM
15. 2026-05-31
    days on market $399,777 Active 18 DOM
16. 2026-05-12
    listed $399,777 Active 793-char remark
17. 2025-10-10
    price $439,000
18. 2025-09-02
    price $475,000
19. 2025-07-30
    status Active
20. 2025-06-30
    status Pending
21. 2025-06-30
    historical
22. 2025-06-09
    listed $499,777 Active
23. 2018-12-17
    historical
24. 2018-11-02
    price $349,900
25. 2018-09-25
    price $359,000
26. 2018-05-03
    listed $369,000 New
27. 2017-05-08
    historical
28. 2017-04-06
    listed $384,900 New
29. 2017-01-21
    historical
30. 2016-10-12
    price $399,999
31. 2016-07-24
    listed $419,000 New

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $4,420 · $368/mo
• Expected delta: +$2,337/yr (+$195/mo · 112.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $29,545
• − Mortgage interest: −$22,394
• − Property taxes: −$2,083
• − Insurance: −$1,999
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$11,630
• Taxable loss: −$13,288
• Est. tax savings @ 24.0%: +$3,189
• After-tax cash flow: $-2,710/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: Shenendehowa Central School District
• NCES district ID: 3626670
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 73% ▲ 3.00%
• Median HH income: $82,933
• Composite: 64.59/100
• National rank: #531
• State rank: #98 of 590 in NY

Livability — Round Lake

• Score: 76/100
• State rank: #236
• US rank: #3708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saratoga County · 166,192 people
• City population: 17,069
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

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% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Chinese 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: ▲ 26.43%
• Current HPI: 343.9893
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, NY
• 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

-4.6% since first listed

16 events — show timeline

• 2026-05-12 Listed $399,777 Global MLS
• 2025-10-10 Price Changed $439,000 Global MLS
• 2025-09-02 Price Changed $475,000 Global MLS
• 2025-07-30 Relisted — Global MLS
• 2025-06-30 Pending — Global MLS
• 2025-06-30 Listing Removed — Global MLS
• 2025-06-09 Listed $499,777 Global MLS
• 2018-12-17 Listing Removed — Global MLS
• 2018-11-02 Price Changed $349,900 Global MLS
• 2018-09-25 Price Changed $359,000 Global MLS
• 2018-05-03 Listed $369,000 Global MLS
• 2017-05-08 Listing Removed — Global MLS
• 2017-04-06 Listed $384,900 Global MLS
• 2017-01-21 Listing Removed — Global MLS
• 2016-10-12 Price Changed $399,999 Global MLS
• 2016-07-24 Listed $419,000 Global MLS

Property tax history

-5.8%/yr

Latest (2025): $2,083 · -8.9% YoY. Source: county tax records.