6 Center St · Stillwater, NY 12170

$79,900

4 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 58 Days on market

Built 1880 8,276 sqft lot $58/sqft · 75% below area ↓ 29% since listing

---

Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

This four-bedroom, one-bathroom home presents a compelling investment opportunity for those seeking to create value through renovation. The property offers solid potential and sits on a desirable lot that provides room for enhancement and customization. With thoughtful updates and improvements, this residence could be transformed into a standout property, making it an attractive prospect for investors and renovators looking to maximize their return. Schedule your showing today to discover this home's potential and prime location.

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 1880

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

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.
• 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.30% ✓
• Cap rate: 26.84%
• Cash-on-cash: 73.39%
• DSCR: 4.27
• GRM: 2.5

CMA / ARV

• ARV (median comp): $311,570
• List price: $79,900
• Delta: -74.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 High St	0.06mi	3/1.5 (-1)	1,526 (+11%)	4mo	$278,100	$182	68
17 Dorchester Dr	0.35mi	3/2.0 (-1)	1,440 (+5%)	4mo	$235,000	$163	63
45 Lake St	0.21mi	3/1.0 (-1)	1,200 (-12%)	9mo	$190,000	$158	57
27 Major Dickinson Ave	0.45mi	3/2.0 (-1)	1,438 (+5%)	8mo	$255,000	$177	55
1C Castle Dr	0.24mi	4/2.0	1,196 (-13%)	11mo	$341,250	$285	54
25 Major Dickinson Ave	0.45mi	3/1.5 (-1)	1,256 (-8%)	6mo	$246,750	$196	53
43 Kellogg Rd	0.37mi	3/1.0 (-1)	1,282 (-6%)	22mo	$270,000	$211	48
565 Hudson Ave	0.47mi	3/2.0 (-1)	1,290 (-6%)	15mo	$325,000	$252	46
112 S Gurba Dr	0.56mi	3/2.0 (-1)	1,574 (+15%)	7mo	$320,000	$203	34
29 Railroad Ave	0.46mi	3/1.5 (-1)	1,535 (+12%)	21mo	$264,000	$172	34
27 Towpath Rd	0.61mi	3/1.5 (-1)	1,188 (-13%)	22mo	$262,547	$221	24

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: 84.1%
• Equity multiple: 6.85×
• Total profit: $130,802
• Equity at exit: $71,980

10-year hold

• IRR: 78.5%
• Equity multiple: 15.17×
• Total profit: $316,939
• Equity at exit: $155,228

Cash invested: $22,372 (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: 2.5×

Monthly cashflow live

• Estimated rent: $2,638 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$263 /mo · $3,162/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $1,368

Break-even live

Break-even rent $906

Max offer price $79,900

Occupancy floor 43%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   status $79,900 Pending 58 DOM
2. 2026-06-18
   days on market $79,900 Active 58 DOM
3. 2026-06-17
   days on market $79,900 Active 57 DOM
4. 2026-06-16
   days on market $79,900 Active 56 DOM
5. 2026-06-15
   days on market $79,900 Active 55 DOM
6. 2026-06-14
   days on market $79,900 Active 53 DOM
7. 2026-06-10
   days on market $79,900 Active 50 DOM
8. 2026-06-09
   days on market $79,900 Active 49 DOM
9. 2026-06-08
   days on market $79,900 Active 48 DOM
10. 2026-06-07
    days on market $79,900 Active 47 DOM
11. 2026-06-05
    days on market $79,900 Active 44 DOM
12. 2026-06-03
    days on market $79,900 Active 43 DOM
13. 2026-06-02
    days on market $79,900 Active 42 DOM
14. 2026-06-01
    days on market $79,900 Active 41 DOM
15. 2026-05-31
    days on market $79,900 Active 40 DOM
16. 2026-05-31
    days on market $79,900 Active 39 DOM
17. 2026-05-02
    status Active 535-char remark

    Show marketing remark (535 chars)

    This four-bedroom, one-bathroom home presents a compelling investment opportunity for those seeking to create value through renovation. The property offers solid potential and sits on a desirable lot that provides room for enhancement and customization. With thoughtful updates and improvements, this residence could be transformed into a standout property, making it an attractive prospect for investors and renovators looking to maximize their return. Schedule your showing today to discover this home's potential and prime location.

18. 2026-05-02
    price $84,900 535-char remark

    Show marketing remark (535 chars)

    This four-bedroom, one-bathroom home presents a compelling investment opportunity for those seeking to create value through renovation. The property offers solid potential and sits on a desirable lot that provides room for enhancement and customization. With thoughtful updates and improvements, this residence could be transformed into a standout property, making it an attractive prospect for investors and renovators looking to maximize their return. Schedule your showing today to discover this home's potential and prime location.

19. 2026-03-28
    status Pending 535-char remark

    Show marketing remark (535 chars)

    This four-bedroom, one-bathroom home presents a compelling investment opportunity for those seeking to create value through renovation. The property offers solid potential and sits on a desirable lot that provides room for enhancement and customization. With thoughtful updates and improvements, this residence could be transformed into a standout property, making it an attractive prospect for investors and renovators looking to maximize their return. Schedule your showing today to discover this home's potential and prime location.

20. 2026-03-16
    listed $89,900 Active 535-char remark

    Show marketing remark (535 chars)

    This four-bedroom, one-bathroom home presents a compelling investment opportunity for those seeking to create value through renovation. The property offers solid potential and sits on a desirable lot that provides room for enhancement and customization. With thoughtful updates and improvements, this residence could be transformed into a standout property, making it an attractive prospect for investors and renovators looking to maximize their return. Schedule your showing today to discover this home's potential and prime location.

21. 2024-12-20
    historical
22. 2024-10-13
    price $99,000
23. 2024-09-20
    listed $119,000 Active

ⓘ 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: $3,162 · $263/mo
• Projected year-2 tax: $3,162 · $263/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 3/10 Moderate 7 d/yr ≥97°F today · 17 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: $31,657
• − Mortgage interest: −$4,476
• − Property taxes: −$3,162
• − Insurance: −$400
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − Depreciation: −$2,324
• Taxable income: $16,230
• Est. tax owed @ 24.0%: −$3,895
• After-tax cash flow: $12,524/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

• 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

-28.7% since first listed

7 events — show timeline

• 2026-05-02 Relisted — Global MLS
• 2026-05-02 Price Changed $84,900 Global MLS
• 2026-03-28 Pending — Global MLS
• 2026-03-16 Listed $89,900 Global MLS
• 2024-12-20 Listing Removed — Global MLS
• 2024-10-13 Price Changed $99,000 Global MLS
• 2024-09-20 Listed $119,000 Global MLS

Property tax history

+10.6%/yr

Latest (2025): $3,162 · +1.2% YoY. Source: county tax records.