70 Seaman Ave · Castleton-on-Hudson, NY 12033

$225,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.32 ac lot Est $224k · at est.

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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 +19.2/30.0
• ARV discount +7.3/15.0
• DSCR +6.1/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in the Village with lots of updates! This home has so much to offer. 3 BR's 1.5 Baths, hardwood floors, efficient kitchen with SS appliances (duel fuel range, perfect for those who love to cook)! Large dining room to entertain! First Floor office, living room/family room combination. Enclosed porch/mudroom. Lots of updates! High efficiency natural gas furnace & on demand hot water (2013), New Roof (2014), Central Air (2014),New windows (2014), All new insulation (low utility costs) & more! Spacious two car garage & hard piped natural gas firepit to relax with friends on those warm summer & fall nights. Corner lot, walk to the Elementary school & playground. Not far from shopping & highway access. USDA eligible! $776/year for water/sewer/refuse -- Very Good Condition

Key facts

• Major roadways
• Nearby parks
• Nearby schools

Tags

• EASY ACCESS TO LOCAL SHOPPING
• SHORT DRIVE TO EAST GREENBUSH
• SHORT DRIVE TO DOWNTOWN ALBANY
• NEARBY SCHOOLS
• NEARBY PARKS
• MAJOR ROADWAYS

Property features AI

Finance

• Other: Lot size approximately 0.32 acres with dimensions 101 x 134 x 101 x 142

Exterior

• Parking: Detached garage; 2 garage spaces (2 total parking spaces)
• Utilities: 150 Amp electrical service; Public water; Public sewer
• Home design: Single family residence; Entry level rooms on the first floor and bedrooms on the second
• Construction: Aluminum and wood siding; Stone foundation; Shingle roof; Originally built prior to present listing (year built not provided)
• Exterior features: Deck; Landscaped, level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Multiple bedrooms located on the second floor
• Flooring: Hardwood
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced air heating; Central air and AC pump cooling
• Interior features: 9 total rooms; Full unfinished basement; Hardwood floors
• Laundry & utility: Laundry in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Cap rate 7.6% vs local median 3.5% in Castleton-on-Hudson — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Schodack Central School District (rural): math 59% / reading 60% proficiency, ranked #216 of 590 in NY (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 15y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $223,860
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Mann Dr	0.21mi	3/1.0	1,092 (0%)	3mo	$305,000	$279	86
58 Campbell Ave	0.07mi	3/1.0	1,144 (+5%)	3mo	$235,000	$205	85
91 Green Ave	0.32mi	3/1.0	1,166 (+7%)	4mo	$265,000	$227	68
5 Morgan Ter	0.41mi	3/1.0	1,180 (+8%)	2mo	$257,500	$218	64
128 S Main St	0.75mi	2/1.5 (-1)	1,094 (+0%)	6mo	$210,000	$192	54
9 Willow St	0.47mi	2/1.5 (-1)	1,222 (+12%)	2mo	$240,000	$196	52
112 S Main St	0.72mi	2/1.0 (-1)	1,040 (-5%)	21mo	$182,000	$175	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-20,958
• Equity at exit: $33,548

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,834
• Equity at exit: $19,454

Cash invested: $63,000 (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 12033

• Home prices YoY: -17.4%
• Active inventory: 59
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$297 /mo · $3,560/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $243

Break-even live

Break-even rent $1,988

Max offer price $225,000

Occupancy floor 84%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Campbell Ave Castleton-On-Hudson, NY	3.0	1.0	1200	$2,295	$1.91	14d	1	0.21mi

Listing history 6 events

1. 2026-06-18
   days on market $225,000 Active 6 DOM
2. 2026-06-17
   days on market $225,000 Active 5 DOM
3. 2026-06-16
   days on market $225,000 Active 4 DOM
4. 2026-06-15
   days on market $225,000 Active 3 DOM
5. 2026-06-12
   remarks 695-char remark
6. 2026-06-12
   listed $225,000 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: $3,560 · $297/mo
• Projected year-2 tax: $3,681 · $307/mo
• Expected delta: +$121/yr (+$10/mo · 3.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $27,540
• − Mortgage interest: −$12,603
• − Property taxes: −$3,560
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,545
• Taxable loss: −$700
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $3,081/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: Schodack Central School District
• NCES district ID: 3626070
• Math proficiency: 59% ▼ -7.00%
• Reading proficiency: 60% ▲ 7.00%
• Median HH income: $73,695
• Composite: 52.93/100
• National rank: #1530
• State rank: #216 of 590 in NY

Livability — Castleton-on-Hudson

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Castleton-on-Hudson, NY
• Population (ZIP): 7,772

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 2%
• Common ancestry: Iranian 8% Romanian 7% Lithuanian 5%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.57%
• Current HPI: 306.386
• 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

+255.7% since first listed

18 events — show timeline

• 2026-06-12 Listed $225,000 Global MLS
• 2021-12-29 Sold (Public Records) $230,000 Public Records
• 2021-11-29 Sold (MLS) $230,000 HVCRMLS
• 2021-11-29 Sold (MLS) $230,000 Global MLS
• 2021-09-26 Pending — Global MLS
• 2021-09-20 Listed $229,900 HVCRMLS
• 2021-09-20 Listed $229,900 Global MLS
• 2021-09-14 Listing Removed — Global MLS
• 2021-09-07 Price Changed $249,000 Global MLS
• 2021-09-03 Price Changed $254,000 Global MLS
• 2021-08-22 Listed $254,000 HVCRMLS
• 2021-08-18 Listed $260,000 Global MLS
• 2013-06-28 Sold (Public Records) $92,500 Public Records
• 2013-05-22 Listing Removed — Global MLS
• 2012-06-05 Listing Removed — Global MLS
• 2011-10-13 Listed $99,500 Global MLS
• 2011-09-07 Listed $110,000 Global MLS
• 2011-06-28 Sold (Public Records) $63,250 Public Records

Property tax history

+0.7%/yr

Latest (2025): $3,560 · -16.0% YoY. Source: county tax records.