3 Lakeshore Dr · Wynantskill, NY 12198

$299,000

3 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 50 Days on market

Built 1977 4,356 sqft lot $198/sqft · 42% below area Est $516k · 42% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• Appreciation +0.7/10.0
• DSCR +0.6/10.0

Listing remarks

Fully remodeled, year-round home showcasing a bright, spacious floor plan with custom updates. Open layout with lake views enjoyed from your living room or enjoy the lake on your custom deck with covered pergola. Outdoors find a natural gas fireplace for cozy evenings enjoying the perennial gardens. Generator and separate 2-car garage with upstairs storage area. Brand new refrigerator, high gloss hickory floors, custom doors, full bath with tiled shower, and jacuzzi style tub and new cabinetry. Energy efficient furnace makes this home easy to heat. Gas fireplace adds to the warmth and charm this home offers as well. Survey available. Perennial gardens offer great curb appeal of this home wi

Key facts

• Lake views
• Perennial gardens
• Custom deck

Tags

• LAKE VIEWS
• CUSTOM DECK
• COVERED PERGOLA
• NATURAL GAS FIREPLACE
• PERENNIAL GARDENS
• GENERATOR

Property features AI

Exterior

• Parking: Detached garage with 3 garage spaces; Paved driveway; Garage door opener; Total 4 parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electric with circuit breakers and generator
• Home design: Single family residence; Concrete perimeter foundation; Vinyl siding
• Construction: Vinyl siding construction; Concrete perimeter foundation; Asphalt roof
• Exterior features: Asphalt roof; Back yard fencing; Garden; Pergola; Second garage; Corner landscaped lot; Waterfront on Snyders Lake; Main road frontage (85')

Interior

• Kitchen: Dishwasher; Gas oven; Range; Range hood; Microwave; Refrigerator; Freezer
• Bedrooms: Bedroom on first floor; Bedroom on second floor
• Flooring: Vinyl; Ceramic tile
• Bathrooms: Two full bathrooms (one on first floor, one on second floor)
• Heating & cooling: Hot water heating (natural gas); Fireplace insert
• Interior features: High-speed internet; Paddle ceiling fan; Walk-in closet(s); Ceramic tile bath; Double-pane windows; 8 total rooms
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-539 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (31.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (37.1% below list).
• Recommended offer: $188k (37.1% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.1% in Wynantskill — 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 73/100 on livability (#322 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Averill Park Central School District (rural): math 58% / reading 69% proficiency, ranked #169 of 590 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Algonquin Middle School (math 32% / reading 60%, grade D+, #334 of 729 statewide, top 46%, 585 students, 26% FRL); Averill Park High School (math 97% / reading 98%, grade A+, #49 of 1,100 statewide, top 5%, 897 students, 25% FRL).
• Market conditions: 42 active listings in the ZIP; 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 $9k 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

• It's been on market 50 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $299k implies a 434% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,008 (37.1% 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 50 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. 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?
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: 0.63% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 13.3

CMA / ARV

• ARV (median comp): $515,990
• List price: $299,000
• Delta: -42.05%
• 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
237 Geiser Rd	0.32mi	2/2.0 (-1)	1,490 (-1%)	7mo	$475,000	$319	68
21 Lake Shore Dr	0.09mi	3/2.0	1,416 (-6%)	21mo	$465,000	$328	65
178 Pershing Ave	0.38mi	3/1.0	1,668 (+11%)	3mo	$370,000	$222	62
53 Lakeshore Dr	0.19mi	3/3.0	1,641 (+9%)	10mo	$452,700	$276	60
34 Lake Shore Dr	0.13mi	3/1.0	1,650 (+10%)	24mo	$450,000	$273	58
7 Kent Pl	0.31mi	4/2.5 (+1)	1,700 (+13%)	12mo	$525,000	$309	44
4 Hillside Ave	0.37mi	3/2.0	1,670 (+11%)	23mo	$425,000	$254	42

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: -29.8%
• Equity multiple: 0.01×
• Total profit: $-82,775
• Equity at exit: $44,582

10-year hold

• IRR: -31.0%
• Equity multiple: -0.39×
• Total profit: $-116,271
• Equity at exit: $25,852

Cash invested: $83,720 (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 12198

• Home prices YoY: -3.1%
• Active inventory: 42
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,880 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$332 /mo · $3,980/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-539

Break-even live

Break-even rent $2,562

Max offer price $203,789

Occupancy floor —

Sensitivity live

Price	-10% $-370	-5% $-454	+0% $-539	+5% $-624	+10% $-708
Rent	-10% $-687	-5% $-613	+0% $-539	+5% $-465	+10% $-390
Rate	-1.0pp $-388	-0.5pp $-463	base $-539	+0.5pp $-616	+1.0pp $-695

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   statusdays on market $299,000 Pending 50 DOM
2. 2026-06-18
   days on market $299,000 Active 48 DOM
3. 2026-06-17
   days on market $299,000 Active 47 DOM
4. 2026-06-16
   days on market $299,000 Active 46 DOM
5. 2026-06-15
   days on market $299,000 Active 45 DOM
6. 2026-06-14
   days on market $299,000 Active 43 DOM
7. 2026-06-10
   days on market $299,000 Active 40 DOM
8. 2026-06-09
   days on market $299,000 Active 39 DOM
9. 2026-06-08
   days on market $299,000 Active 38 DOM
10. 2026-06-07
    pricedays on market $299,000 Active 37 DOM
11. 2026-06-03
    days on market $315,000 Active 33 DOM
12. 2026-06-02
    pricedays on market $315,000 Active 32 DOM
13. 2026-06-01
    days on market $329,000 Active 31 DOM
14. 2026-05-31
    days on market $329,000 Active 30 DOM
15. 2026-05-31
    days on market $329,000 Active 29 DOM
16. 2026-05-07
    price $359,000 708-char remark
17. 2026-05-01
    listed $389,000 Active 708-char remark
18. 1997-05-06
    soldstatus $56,000

ⓘ 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: $3,980 · $332/mo
• Projected year-2 tax: $4,517 · $376/mo
• Expected delta: +$537/yr (+$45/mo · 13.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,561
• − Mortgage interest: −$16,749
• − Property taxes: −$3,980
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,805
• − Management: −$1,805
• − Depreciation: −$8,698
• Taxable loss: −$11,971
• Est. tax savings @ 24.0%: +$2,873
• After-tax cash flow: $-3,595/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: Averill Park Central School District
• NCES district ID: 3600016
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 69% ▲ 2.00%
• Median HH income: $81,340
• Composite: 56.94/100
• National rank: #1113
• State rank: #169 of 590 in NY

Livability — Wynantskill

• Score: 73/100
• State rank: #322
• US rank: #5315

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,337

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 4% Subsaharan African 3%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -8.52%
• Current HPI: 263.1128
• 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

+433.9% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $299,000 Global MLS
• 2026-06-02 Price Changed $315,000 Global MLS
• 2026-05-24 Price Changed $329,000 Global MLS
• 2026-05-19 Price Changed $339,000 Global MLS
• 2026-05-07 Price Changed $359,000 Global MLS
• 2026-05-01 Listed $389,000 Global MLS
• 1997-05-06 Sold (Public Records) $56,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,980 · +3.1% YoY. Source: county tax records.