1547 5th St · Rensselaer, NY 12144

$175,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 107 Days on market

Built 1930 4,791 sqft lot $147/sqft · 9% below area Est $192k · 9% under ↓ 10% since listing

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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 +18.5/30.0
• ARV discount +11.4/15.0
• 1% rule +6.4/10.0
• DSCR +5.8/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The charming Rensselaer Colonial features 3 spacious bedrooms, 1 oversized full bathroom, 1 half bathroom in basement, semi-modern kitchen, living room, formal dining room with built-in hutch, rear deck, front enclosed porch, large 2 car detached garage and much more!! EZ 2C anytime.

Key facts

• Front enclosed porch
• Formal dining room
• Built-in hutch

Tags

• SEMI-MODERN KITCHEN
• FORMAL DINING ROOM
• BUILT-IN HUTCH
• REAR DECK
• FRONT ENCLOSED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.0% in Rensselaer — 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 77/100 on livability (#191 in NY, #2,967 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D+.
• Rensselaer City School District (suburban): math 28% / reading 34% proficiency, ranked #574 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 102 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 107 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 7.3

CMA / ARV

• ARV (median comp): $191,544
• List price: $175,000
• Delta: -8.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1512 Broadway	0.23mi	3/1.0	1,272 (+7%)	1mo	$215,000	$169	78
1912 8th St	0.35mi	4/1.5 (+1)	1,181 (-1%)	4mo	$301,500	$255	72
35 Pine St	0.41mi	3/1.0	1,205 (+1%)	9mo	$259,900	$216	72
1517 5th St	0.03mi	2/1.0 (-1)	1,299 (+9%)	11mo	$192,000	$148	69
1484 3rd St	0.12mi	2/1.5 (-1)	1,322 (+11%)	2mo	$125,000	$95	68
1822 7th St	0.29mi	3/1.0	1,097 (-8%)	6mo	$219,900	$200	68
1212 3rd St	0.39mi	3/1.0	1,114 (-6%)	6mo	$113,000	$101	66
70 Fowler Ave	0.07mi	2/1.0 (-1)	1,025 (-14%)	4mo	$193,000	$188	65
1015 1st St	0.55mi	3/1.5	1,240 (+4%)	10mo	$175,000	$141	57
831 7th St	0.67mi	2/2.0 (-1)	1,200 (+1%)	7mo	$189,000	$158	53
1046 1st St	0.51mi	2/2.0 (-1)	1,130 (-5%)	8mo	$180,000	$159	52
1 Williams Ter	0.72mi	3/1.5	1,122 (-6%)	7mo	$227,500	$203	49

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-21,785
• Equity at exit: $26,093

10-year hold

• IRR: -7.6%
• Equity multiple: 0.57×
• Total profit: $-20,979
• Equity at exit: $15,131

Cash invested: $49,000 (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 12144

• Home prices YoY: -33.4%
• Rents YoY: 0.9%
• Active inventory: 102
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$918
• Tax from tax record: −$415 /mo · $4,975/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $165

Break-even live

Break-even rent $1,779

Max offer price $175,000

Occupancy floor 87%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1444 2nd St Unit 2 Rensselaer, NY	4.0	1.0	950	$1,900	$2.00	43d	1	0.21mi
1311 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.43mi
1307 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.44mi
1047 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.60mi
945 Broadway Rensselaer, NY	3.0	1.0	1200	$1,650	$1.38	23d	1	0.65mi
934 Broadway Unit 1 Rensselaer, NY	2.0	1.0	741	$1,450	$1.96	43d	1	0.65mi
25 Harrison Ave Rensselaer, NY	2.0	1.0	1400	$1,745	$1.25	19d	1	0.67mi
883 Broadway Apt 103 Albany, NY	2.0	1.0	1155	$1,785	$1.55	23d	1	0.85mi
883 Broadway Apt 201 Albany, NY	2.0	1.0	980	$1,450	$1.48	23d	1	0.85mi
100 New Broadway Rensselaer, NY	2.0	2.0	1248	$2,212	$1.77	14d	2	0.91mi
99 New Broadway Rensselaer, NY	2.0	1.0–2.0	946	$2,495	$2.64	14d	5	0.96mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	43d	1	1.14mi
37 Maiden Ln Albany, NY	2.0	1.0	700	$1,515	$2.16	14d	1	1.14mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	14d	17	1.15mi
7 Elm Ct Rensselaer, NY	1.0–2.0	1.0–2.0	829	$1,830	$2.21	14d	1	1.15mi
2 River Chase Rensselaer, NY	1.0–3.0	1.0–2.0	1348	$2,615	$1.94	14d	34	1.21mi
33 Centre St Apt 1A Albany, NY	2.0	1.0	885	$1,825	$2.06	14d	1	1.24mi
33 Centre St Apt 1D Albany, NY	2.0	1.0	825	$1,800	$2.18	43d	1	1.24mi
33 Centre St Apt 2D Albany, NY	2.0	1.0	1000	$1,900	$1.90	43d	1	1.24mi
33 Centre St Apt 3A Albany, NY	2.0	1.0	975	$1,925	$1.97	21d	1	1.24mi
33 Centre St Apt 2A Albany, NY	2.0	1.0	975	$1,875	$1.92	43d	1	1.24mi
10 Van Allen Way Rensselaer, NY	1.0–3.0	1.0–2.0	1153	$2,500	$2.17	14d	1	1.38mi
628 N Pearl St Menands, NY	3.0	1.0	1088	$1,500	$1.38	43d	1	1.44mi
135 Madison Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,400	$1.40	43d	1	1.45mi
151 S Pearl St Albany, NY	2.0	1.0	1000	$1,600	$1.60	14d	1	1.45mi
31 Van Zandt St Albany, NY	2.0	1.0	850	$1,700	$2.00	43d	1	1.47mi
168 S Pearl St Albany, NY	3.0	1.5	1044	$1,800	$1.72	23d	1	1.49mi
151 Madison Ave Unit C Albany, NY	2.0	1.0	750	$1,125	$1.50	23d	1	1.49mi

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 107 DOM
2. 2026-06-17
   days on market $175,000 Active 106 DOM
3. 2026-06-16
   days on market $175,000 Active 105 DOM
4. 2026-06-15
   days on market $175,000 Active 104 DOM
5. 2026-06-14
   days on market $175,000 Active 102 DOM
6. 2026-06-10
   days on market $175,000 Active 99 DOM
7. 2026-06-09
   days on market $175,000 Active 98 DOM
8. 2026-06-08
   days on market $175,000 Active 97 DOM
9. 2026-06-07
   days on market $175,000 Active 96 DOM
10. 2026-06-05
    days on market $175,000 Active 93 DOM
11. 2026-06-03
    days on market $175,000 Active 92 DOM
12. 2026-06-02
    days on market $175,000 Active 91 DOM
13. 2026-06-01
    days on market $175,000 Active 90 DOM
14. 2026-05-31
    days on market $175,000 Active 89 DOM
15. 2026-05-31
    days on market $175,000 Active 88 DOM
16. 2026-05-15
    status Active 285-char remark

    Show marketing remark (285 chars)

    The charming Rensselaer Colonial features 3 spacious bedrooms, 1 oversized full bathroom, 1 half bathroom in basement, semi-modern kitchen, living room, formal dining room with built-in hutch, rear deck, front enclosed porch, large 2 car detached garage and much more!! EZ 2C anytime.

17. 2026-02-12
    status Pending 285-char remark

    Show marketing remark (285 chars)

    The charming Rensselaer Colonial features 3 spacious bedrooms, 1 oversized full bathroom, 1 half bathroom in basement, semi-modern kitchen, living room, formal dining room with built-in hutch, rear deck, front enclosed porch, large 2 car detached garage and much more!! EZ 2C anytime.

18. 2026-01-28
    price $175,000 285-char remark

    Show marketing remark (285 chars)

    The charming Rensselaer Colonial features 3 spacious bedrooms, 1 oversized full bathroom, 1 half bathroom in basement, semi-modern kitchen, living room, formal dining room with built-in hutch, rear deck, front enclosed porch, large 2 car detached garage and much more!! EZ 2C anytime.

19. 2025-12-01
    listed $195,000 Active 285-char remark

    Show marketing remark (285 chars)

    The charming Rensselaer Colonial features 3 spacious bedrooms, 1 oversized full bathroom, 1 half bathroom in basement, semi-modern kitchen, living room, formal dining room with built-in hutch, rear deck, front enclosed porch, large 2 car detached garage and much more!! EZ 2C anytime.

ⓘ 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: $4,975 · $415/mo
• Projected year-2 tax: $4,975 · $415/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $23,858
• − Mortgage interest: −$9,803
• − Property taxes: −$4,975
• − Insurance: −$875
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$5,091
• Taxable loss: −$703
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,154/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: Rensselaer City School District
• NCES district ID: 3624450
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $48,665
• Composite: 26.89/100
• National rank: #7096
• State rank: #574 of 590 in NY

Livability — Rensselaer

• Score: 77/100
• State rank: #191
• US rank: #2967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rensselaer, NY
• County: Rensselaer County · 75,590 people
• City population: 22,111
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 22,111
• Household income: $90,738
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 8% Asian 7% Hispanic / Latino 6% Black 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 3%
• Foreign-born: 7% · Philippines, Canada, China
• Languages at home: 91% English-only · Other Asian/Pacific 3% Spanish 2% Chinese 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: ▼ -138.26%
• Current HPI: 276.2239
• Rent YoY: ▲ 0.90%
• 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

-10.3% since first listed

4 events — show timeline

• 2026-05-15 Relisted — Global MLS
• 2026-02-12 Pending — Global MLS
• 2026-01-28 Price Changed $175,000 Global MLS
• 2025-12-01 Listed $195,000 Global MLS

Property tax history

+11.4%/yr

Latest (2025): $4,975 · +1.1% YoY. Source: county tax records.