49 Tattersall Ln · Colonie, NY 12205

$254,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 5 Days on market

Built 1953 10,454 sqft lot Est $270k · 6% 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).

• Cash flow +11.7/30.0
• ARV discount +10.0/15.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW WINDOWS THROUGHOUT/NEW KITCHEN CABINETS/HW FLRS IN BRS & KIT/FENCED YARD/DESIREABLE COLONIE NGHBRHD/NEW FURNACE/HEAT EXCHANGER/NEW GARAGE DR/FIN.REC RM&PLY RM IN BSMT/UPGRADED INSULA IN ATTIC&GARAGE/LOW TAXES -- Excellent Condition

Key facts

• Large corner lot
• Newer roof
• Vinyl siding

Tags

• LARGE CORNER LOT
• HARDWOOD FLOORS
• BRAND NEW LENNOX FURNACE
• NEWER ROOF
• CENTRAL AIR
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-74 ($-888/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (18.6% below list).
• Recommended offer: $207k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Colonie — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#37 in NY, #572 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, amenities C-, cost of living D.
• South Colonie Central School District (suburban): math 63% / reading 57% proficiency, ranked #215 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Colonie Central High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,538 students, 39% FRL) — zoned schools average 39% FRL vs 19% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 84% at this address vs 60% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the South Colonie Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 675 units permitted in Albany County in 2024 (451 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 $8k of value loss. Plan a longer hold.
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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.
• Current owner paid $110k; list at $255k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,455 (18.6% 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. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $269,952
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Thoroughbred Ln	0.22mi	3/1.0	988 (+11%)	5mo	$182,000	$184	67
1 Winston Pl	0.39mi	3/1.0	976 (+10%)	6mo	$300,000	$307	61
45 Fuller Ter	0.23mi	2/1.0 (-1)	759 (-14%)	1mo	$255,000	$336	59
12 Loralee Dr	0.65mi	3/1.0	912 (+3%)	7mo	$240,000	$263	59
22 Hanifin Ave	0.51mi	3/1.0	962 (+8%)	5mo	$310,000	$322	58
36 Red Fox Dr	0.23mi	3/1.0	1,020 (+15%)	13mo	$310,000	$304	54
6 Cottonwood Pl	0.41mi	3/1.0	976 (+10%)	21mo	$235,000	$241	47

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-46,015
• Equity at exit: $38,006

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-46,130
• Equity at exit: $22,039

Cash invested: $71,372 (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 12205

• Active inventory: 105
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$270 /mo · $3,239/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-74

Break-even live

Break-even rent $2,168

Max offer price $241,832

Occupancy floor 99%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Kimberly St Unit 3 Colonie, NY	2.0	1.0	800	$1,600	$2.00	44d	1	0.41mi
13 Hawley Ave Albany, NY	3.0	1.0	864	$2,550	$2.95	44d	1	1.03mi
13 Richards Dr Albany, NY	2.0	1.0	1100	$2,500	$2.27	21d	1	1.39mi

Listing history 6 events

1. 2026-04-07
   status Pending
2. 2026-04-01
   listed $254,900 Active
3. 2002-12-27
   soldstatus $109,900
4. 2002-12-23
   soldstatus $109,900 247-char remark

   Show marketing remark (247 chars)

   NEW WINDOWS THROUGHOUT/NEW KITCHEN CABINETS/HW FLRS IN BRS & KIT/FENCED YARD/DESIREABLE COLONIE NGHBRHD/NEW FURNACE/HEAT EXCHANGER/NEW GARAGE DR/FIN.REC RM&PLY RM IN BSMT/UPGRADED INSULA IN ATTIC&GARAGE/LOW TAXES -- Excellent Condition

5. 2002-11-01
   historical 247-char remark

   Show marketing remark (247 chars)

   NEW WINDOWS THROUGHOUT/NEW KITCHEN CABINETS/HW FLRS IN BRS & KIT/FENCED YARD/DESIREABLE COLONIE NGHBRHD/NEW FURNACE/HEAT EXCHANGER/NEW GARAGE DR/FIN.REC RM&PLY RM IN BSMT/UPGRADED INSULA IN ATTIC&GARAGE/LOW TAXES -- Excellent Condition

6. 2002-10-17
   listed $109,900 247-char remark

   Show marketing remark (247 chars)

   NEW WINDOWS THROUGHOUT/NEW KITCHEN CABINETS/HW FLRS IN BRS & KIT/FENCED YARD/DESIREABLE COLONIE NGHBRHD/NEW FURNACE/HEAT EXCHANGER/NEW GARAGE DR/FIN.REC RM&PLY RM IN BSMT/UPGRADED INSULA IN ATTIC&GARAGE/LOW TAXES -- Excellent Condition

ⓘ 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: $3,239 · $270/mo
• Projected year-2 tax: $3,774 · $314/mo
• Expected delta: +$534/yr (+$45/mo · 16.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,895
• − Mortgage interest: −$14,278
• − Property taxes: −$3,239
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$7,415
• Taxable loss: −$5,296
• Est. tax savings @ 24.0%: +$1,271
• After-tax cash flow: $383/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: South Colonie Central School District
• NCES district ID: 3627210
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $69,499
• Composite: 52.97/100
• National rank: #1527
• State rank: #215 of 590 in NY

Livability — Colonie

• Score: 85/100
• State rank: #37
• US rank: #572

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colonie, NY
• County: Albany County · 196,626 people
• City population: 25,912
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 25,838
• Household income: $91,020
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 530.0

Population outlook (Albany County) Hauer SSP2

• Today (2025): 320,794 people
• By 2030: 327,401 · +2.1%
• By 2040: 338,218 · +5.4%
• By 2050: 348,467 · +8.6%
• By 2075: 381,693 · +19.0%
• By 2100: 393,809 · +22.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 8% Black 8% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Other Indo-European 4% Russian/Polish/Slavic 3% Tagalog/Filipino 2%

Political lean MEDSL · Albany

• 2024 margin: Strong D (+25.8) · D 62.9% · R 37.1%
• 2008→2024 swing: -3.6pp toward R · 2008: 29.4pp · 2024: 25.8pp
• All cycles: 2024: D+25.8 2020: D+31.4 2016: D+24.3 2012: D+31.0 2008: D+29.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.10%
• Current HPI: 302.9752
• 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

+131.9% since first listed

6 events — show timeline

• 2026-04-07 Pending — Global MLS
• 2026-04-01 Listed $254,900 Global MLS
• 2002-12-27 Sold (Public Records) $109,900 Public Records
• 2002-12-23 Sold (MLS) $109,900 Global MLS
• 2002-11-01 Listing Removed — Global MLS
• 2002-10-17 Listed $109,900 Global MLS

Property tax history

+3.2%/yr

Latest (2025): $3,239 · +3.5% YoY. Source: county tax records.