6 Cherrywood Ter · Siena College, NY 12110

$300,000

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 4 Days on market

Built 1948 0.68 ac lot $195/sqft · 40% below area Est $498k · 40% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• Schools +6.4/10.0
• 1% rule +4.4/10.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Brick Colonial is a shell downstairs with hlf walls in the kitchen and dining rooms and sub flooring downstairs. its a fixer upper w cash only possible as there are no appliances in the kitchen. down to the studs downstairs see pictures. great for an investment property , possible air b and b or a single family chance at an affordable home in an area of all more expensive properties for the trade off of fix up and save money!Literally in Siena Universitys back yard. North Colonie schools , big lot , wonderful huge 3 season screen porch w wainscoting ceiling and access to yard, , 2 car garage too. Bring this wonderful home back to its former beauty and lets save all the old houses and

Key facts

• Big lot
• Investment property
• 2 car garage

Tags

• INVESTMENT PROPERTY
• BIG LOT
• 3 SEASON SCREEN PORCH
• 2 CAR GARAGE

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Additional parking for a total of 5 spaces; Driveway; Garage door opener; Parking under residence
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Condition: fixer; Entry to a huge three-seasons porch with wainscoting ceiling and paddle fan; porch provides yard access
• Construction: Brick construction; Concrete perimeter foundation; Shingle/asphalt roof; Built living area recorded as 1,536
• Exterior features: Screened porch; Deck; Porch; Partial fencing; Private, sloped lot with views; Main road frontage of 181 feet

Interior

• Kitchen: Kitchen on the first level; Electric water heater
• Bedrooms: Bedrooms located on the second level
• Flooring: Wood; Hardwood; Ceramic tile
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Paddle fan(s); Walk-in closet(s); Built-in features; Ceramic tile bath; Wood-framed windows; Fireplace in the living room; 12 total rooms
• Laundry & utility: Washer and dryer; Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-19 ($-232/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (5.8% below list).
• Recommended offer: $283k (5.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Colonie CSD (suburban): math 70% / reading 76% proficiency, ranked #102 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Blue Creek School (math 45% / reading 70%, grade C+, #839 of 2,108 statewide, top 40%, 425 students, 29% FRL); Shaker High School (math 98% / reading 93%, grade A+, #76 of 1,100 statewide, top 7%, 2,018 students, 25% FRL).
• Market conditions: 103 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 32% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $282,588 (5.8% 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 1948 — 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 8.8

CMA / ARV

• ARV (median comp): $497,826
• List price: $300,000
• Delta: -39.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Meadow Ln	0.42mi	4/1.0 (+1)	1,512 (-2%)	6mo	$200,000	$132	66
2 Arthur Rd	0.45mi	3/2.0	1,471 (-4%)	10mo	$440,000	$299	62
16 Meadow Ln	0.42mi	3/2.0	1,560 (+2%)	18mo	$423,000	$271	61
1 Alva Dr	0.62mi	3/2.0	1,608 (+5%)	3mo	$405,000	$252	58
92 Fiddlers Ln	0.69mi	3/2.0	1,566 (+2%)	10mo	$410,000	$262	54
47 Comely Ln	0.64mi	3/1.5	1,704 (+11%)	10mo	$420,000	$246	43
8 Starlight Rd	0.62mi	3/2.0	1,710 (+11%)	13mo	$356,000	$208	40
16 Gregory Ln	0.74mi	3/2.5	1,652 (+8%)	17mo	$410,000	$248	35

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-49,692
• Equity at exit: $44,731

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-44,238
• Equity at exit: $25,939

Cash invested: $84,000 (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 12110

• Home prices YoY: -34.1%
• Active inventory: 103
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,826 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$554 /mo · $6,643/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-19

Break-even live

Break-even rent $2,850

Max offer price $296,583

Occupancy floor 96%

Sensitivity live

Price	-10% $150	-5% $66	+0% $-19	+5% $-104	+10% $-189
Rent	-10% $-243	-5% $-131	+0% $-19	+5% $92	+10% $204
Rate	-1.0pp $132	-0.5pp $57	base $-19	+0.5pp $-97	+1.0pp $-176

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Dyer Dr Unit Na Latham, NY	3.0	2.0	1708	$3,000	$1.76	24d	1	0.78mi
2 Dyer Dr Latham, NY	3.0	2.0	1708	$3,000	$1.76	45d	1	0.78mi
4000 Florence Dr Newtonville, NY	2.0	1.0–2.0	1010	$2,576	$2.55	15d	8	1.14mi
6-14 Cedarview Ln Watervliet, NY	3.0	2.5	2000	$3,300	$1.65	15d	1	1.19mi
5 Mockingbird Hl Latham, NY	3.0	1.0	1152	$2,300	$2.00	15d	1	1.24mi
23 Lake Shore Dr Watervliet, NY	1.0–3.0	1.0–2.0	911	$2,280	$2.50	15d	17	1.44mi

Listing history 2 events

1. 2026-05-18
   status Pending 784-char remark
2. 2026-05-14
   listed $300,000 Active 784-char remark

ⓘ 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: $6,643 · $554/mo
• Projected year-2 tax: $6,643 · $554/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,911
• − Mortgage interest: −$16,805
• − Property taxes: −$6,643
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − Depreciation: −$8,727
• Taxable loss: −$5,190
• Est. tax savings @ 24.0%: +$1,246
• After-tax cash flow: $1,013/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: North Colonie CSD
• NCES district ID: 3621000
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 76% ▲ 8.00%
• Median HH income: $74,762
• Composite: 64.2/100
• National rank: #565
• State rank: #102 of 590 in NY

Livability — Siena College

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Albany County · 196,626 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 20,081
• Household income: $105,024
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 517.0

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 (75%)
• Race & ethnicity: White 75% Asian 11% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 4% Iranian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 84% English-only · Other Indo-European 5% Chinese 2% Other Asian/Pacific 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: ▼ -160.69%
• Current HPI: 310.884
• 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

2 events — show timeline

• 2026-05-18 Pending — Global MLS
• 2026-05-14 Listed $300,000 Global MLS

Property tax history

+12.8%/yr

Latest (2025): $6,643 · -1.3% YoY. Source: county tax records.