2025 Us Highway 20 · East Nassau, NY 12123

$169,999

2 bd · 2.5 ba · 1,740 sqft · SingleFamily public records · 148 Days on market

Built 1955 0.33 ac lot $98/sqft · 50% below area Est $338k · 50% under

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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 +17.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.5/10.0
• Schools +5.1/10.0
• 1% rule +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Once a true fixer-upper, this property has already begun its transformation. The current owner started renovations and updates (New mini splits (heating and cooling), propane heaters, insulated attic, sealed roof, full kitchen, flooring, plumbing, and back deck replaced) creating a strong foundation for the next buyer to complete the vision. The main level offers two bedrooms, and bathrooms on the main level providing a functional and desirable layout. Step outside to a newly build deck overlooking the backyard - perfect for relaxing or entertaining. A detached garage adds convenience and extra storage. With several improvements already in place, this home presents and excellent opportunity for investors or owner-occupants to finish the project and build instant equity.

Key facts

• Several improvements
• Strong foundation
• Newly built deck

Tags

• NEWLY BUILT DECK
• DETACHED GARAGE
• STRONG FOUNDATION
• SEVERAL IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (10.6% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.1% in East Nassau — 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 56/100 on livability (#1,099 in NY) — a working-class tenant base; expect higher turnover. Strengths: housing A-, cost of living B; Watch: schools D+, crime D-, amenities F.
• New Lebanon Central School District (rural): math 56% / reading 57% proficiency, ranked #313 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $23k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.89% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 9.3

CMA / ARV

• ARV (median comp): $338,095
• List price: $169,999
• Delta: -49.72%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.12×
• Total profit: $100,975
• Equity at exit: $153,149

10-year hold

• IRR: 23.4%
• Equity multiple: 7.11×
• Total profit: $290,640
• Equity at exit: $330,271

Cash invested: $47,600 (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 12123

• Home prices YoY: 8.8%
• Active inventory: 25
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,520 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $132

Break-even live

Break-even rent $1,352

Max offer price $169,999

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $169,999 Active 148 DOM
2. 2026-06-18
   days on market $169,999 Active 147 DOM
3. 2026-06-17
   days on market $169,999 Active 146 DOM
4. 2026-06-16
   days on market $169,999 Active 145 DOM
5. 2026-06-15
   days on market $169,999 Active 144 DOM
6. 2026-06-14
   days on market $169,999 Active 142 DOM
7. 2026-06-12
   days on market $169,999 Active 141 DOM
8. 2026-06-09
   days on market $169,999 Active 138 DOM
9. 2026-06-08
   days on market $169,999 Active 137 DOM
10. 2026-06-07
    days on market $169,999 Active 136 DOM
11. 2026-06-02
    days on market $169,999 Active 131 DOM
12. 2026-06-01
    days on market $169,999 Active 130 DOM
13. 2026-05-31
    days on market $169,999 Active 129 DOM
14. 2026-05-30
    days on market $169,999 Active 128 DOM
15. 2026-03-05
    price $169,999 781-char remark

    Show marketing remark (781 chars)

    Once a true fixer-upper, this property has already begun its transformation. The current owner started renovations and updates (New mini splits (heating and cooling), propane heaters, insulated attic, sealed roof, full kitchen, flooring, plumbing, and back deck replaced) creating a strong foundation for the next buyer to complete the vision. The main level offers two bedrooms, and bathrooms on the main level providing a functional and desirable layout. Step outside to a newly build deck overlooking the backyard - perfect for relaxing or entertaining. A detached garage adds convenience and extra storage. With several improvements already in place, this home presents and excellent opportunity for investors or owner-occupants to finish the project and build instant equity.

16. 2026-02-02
    price $175,000 781-char remark

    Show marketing remark (781 chars)

    Once a true fixer-upper, this property has already begun its transformation. The current owner started renovations and updates (New mini splits (heating and cooling), propane heaters, insulated attic, sealed roof, full kitchen, flooring, plumbing, and back deck replaced) creating a strong foundation for the next buyer to complete the vision. The main level offers two bedrooms, and bathrooms on the main level providing a functional and desirable layout. Step outside to a newly build deck overlooking the backyard - perfect for relaxing or entertaining. A detached garage adds convenience and extra storage. With several improvements already in place, this home presents and excellent opportunity for investors or owner-occupants to finish the project and build instant equity.

17. 2026-01-22
    listed $193,000 Active 781-char remark

    Show marketing remark (781 chars)

    Once a true fixer-upper, this property has already begun its transformation. The current owner started renovations and updates (New mini splits (heating and cooling), propane heaters, insulated attic, sealed roof, full kitchen, flooring, plumbing, and back deck replaced) creating a strong foundation for the next buyer to complete the vision. The main level offers two bedrooms, and bathrooms on the main level providing a functional and desirable layout. Step outside to a newly build deck overlooking the backyard - perfect for relaxing or entertaining. A detached garage adds convenience and extra storage. With several improvements already in place, this home presents and excellent opportunity for investors or owner-occupants to finish the project and build instant equity.

18. 2024-09-03
    soldstatus $90,000 Closed 709-char remark

    Show marketing remark (709 chars)

    Being sold As Is this charming handyman special eagerly awaits a new owner to breathe life into its potential. With over 1500 square feet of main floor living space, this home presents an excellent canvas for customization and personalization. The two bedrooms and bathroom on the main level await your finishing touches, offering the opportunity to tailor them to your unique taste and style. Venturing downstairs, the basement beckons with the promise of additional finished living space. With a walk-out to the backyard, envision the possibilities for creating a cozy retreat or entertainment area to suit your lifestyle. Outside, a two-car detached garage stands ready to be restored to its former glory.

19. 2024-09-03
    soldstatus $90,000

    Show marketing remark (709 chars)

    Being sold As Is this charming handyman special eagerly awaits a new owner to breathe life into its potential. With over 1500 square feet of main floor living space, this home presents an excellent canvas for customization and personalization. The two bedrooms and bathroom on the main level await your finishing touches, offering the opportunity to tailor them to your unique taste and style. Venturing downstairs, the basement beckons with the promise of additional finished living space. With a walk-out to the backyard, envision the possibilities for creating a cozy retreat or entertainment area to suit your lifestyle. Outside, a two-car detached garage stands ready to be restored to its former glory.

20. 2024-06-18
    historical Contingent 709-char remark

    Show marketing remark (709 chars)

    Being sold As Is this charming handyman special eagerly awaits a new owner to breathe life into its potential. With over 1500 square feet of main floor living space, this home presents an excellent canvas for customization and personalization. The two bedrooms and bathroom on the main level await your finishing touches, offering the opportunity to tailor them to your unique taste and style. Venturing downstairs, the basement beckons with the promise of additional finished living space. With a walk-out to the backyard, envision the possibilities for creating a cozy retreat or entertainment area to suit your lifestyle. Outside, a two-car detached garage stands ready to be restored to its former glory.

21. 2024-05-17
    listed $135,000 Active 709-char remark

    Show marketing remark (709 chars)

    Being sold As Is this charming handyman special eagerly awaits a new owner to breathe life into its potential. With over 1500 square feet of main floor living space, this home presents an excellent canvas for customization and personalization. The two bedrooms and bathroom on the main level await your finishing touches, offering the opportunity to tailor them to your unique taste and style. Venturing downstairs, the basement beckons with the promise of additional finished living space. With a walk-out to the backyard, envision the possibilities for creating a cozy retreat or entertainment area to suit your lifestyle. Outside, a two-car detached garage stands ready to be restored to its former glory.

22. 2024-05-17
    listed $135,000

    Show marketing remark (709 chars)

    Being sold As Is this charming handyman special eagerly awaits a new owner to breathe life into its potential. With over 1500 square feet of main floor living space, this home presents an excellent canvas for customization and personalization. The two bedrooms and bathroom on the main level await your finishing touches, offering the opportunity to tailor them to your unique taste and style. Venturing downstairs, the basement beckons with the promise of additional finished living space. With a walk-out to the backyard, envision the possibilities for creating a cozy retreat or entertainment area to suit your lifestyle. Outside, a two-car detached garage stands ready to be restored to its former glory.

23. 2016-02-17
    historical
24. 2015-09-09
    listed $128,200 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: $1,269 · $106/mo
• Projected year-2 tax: $2,071 · $173/mo
• Expected delta: +$802/yr (+$67/mo · 63.2%)

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

Taxation est. · year 1

• Rental income: $18,235
• − Mortgage interest: −$9,523
• − Property taxes: −$1,269
• − Insurance: −$850
• − Repairs & maintenance: −$1,459
• − Management: −$1,459
• − Depreciation: −$4,945
• Taxable loss: −$1,270
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,893/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: New Lebanon Central School District
• NCES district ID: 3620430
• Math proficiency: 56% ▲ 1.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $60,848
• Composite: 50.96/100
• National rank: #3837
• State rank: #313 of 755 in NY

Livability — East Nassau

• Score: 56/100
• State rank: #1099
• US rank: #22410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Nassau, NY
• City population: 1,723
• Population (ZIP): 4,853

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% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 7% Lithuanian 7% Iranian 5%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 23.93%
• Current HPI: 296.9494
• 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

+32.6% since first listed

10 events — show timeline

• 2026-03-05 Price Changed $169,999 Global MLS
• 2026-02-02 Price Changed $175,000 Global MLS
• 2026-01-22 Listed $193,000 Global MLS
• 2024-09-03 Sold (MLS) $90,000 HVCRMLS
• 2024-09-03 Sold (MLS) $90,000 Global MLS
• 2024-06-18 Contingent — Global MLS
• 2024-05-17 Listed $135,000 HVCRMLS
• 2024-05-17 Listed $135,000 Global MLS
• 2016-02-17 Listing Removed — Global MLS
• 2015-09-09 Listed $128,200 Global MLS