1147 Central Ave · Roessleville, NY 12205

$299,000

8 bd · 4.0 ba · 2,119 sqft · MultiFamily · 37 Days on market

Built 1910 Average condition 6,969 sqft lot $141/sqft · 42% below area Est $512k · 42% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This is a two-family mixed-use property, combining both commercial and residential spaces. On the first floor, you will find a smoke shop, complete with one room, kitchen, a full bathroom and a half bathroom. The second floor houses a well-established fabric shop, along with three bedrooms, a kitchen, and a full bathroom and anther half bathroom. Downstairs pay 1200 and upstairs pay 850 month to month. Each unit is thoughtfully designed, offering separate utilities so tenants pay for their own usage. Additionally, there is a large parking lot at front and back with space for 8-10 vehicles. This property is ideal for investors or business owners who want to live in one unit while running the

Key facts

• Separate utilities
• Large parking lot
• Two family mixed use

Tags

• TWO FAMILY MIXED USE
• SEPARATE UTILITIES
• LARGE PARKING LOT

Property features AI

Finance

• Financial info: Two-unit property

Exterior

• Parking: 1 garage space; 8 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Duplex; 2,119 living area (listed)
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Level lot

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 3 bedrooms
• Flooring: Laminate
• Bathrooms: Unit 1: 1 full bath and 1 half bath; Unit 2: 1 full bath and 1 half bath
• Heating & cooling: Baseboard heating
• Interior features: Laminate flooring; Living room fireplace

🏷️ Possibly a rental listed for sale. The $299,000 price doesn't fit this home's estimated sale value (~$511,593) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×4bd/2.5ba + 1×3bd/1.5ba units multifamily listed at $299k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $739/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 5.3% in Roessleville — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Roessleville School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 350 students, 44% FRL); Sand Creek Middle School (math 49% / reading 49%, grade C-, #294 of 729 statewide, top 41%, 868 students, 46% FRL); 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 43% FRL vs 19% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $4,486/mo this rent would consume 59% of the median local household income ($91k/yr) (locally 530% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.50% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.18%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (median comp): $511,593
• List price: $299,000
• Delta: -41.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.7%
• Equity multiple: 1.55×
• Total profit: $45,727
• Equity at exit: $44,582

10-year hold

• IRR: 22.5%
• Equity multiple: 2.93×
• Total profit: $161,275
• 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 12205

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

Monthly cashflow live

• Estimated rent: $4,486 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$942
• Net cashflow: $1,478

Break-even live

Break-even rent $2,616

Max offer price $299,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,684	-5% $1,581	+0% $1,478	+5% $1,374	+10% $1,271
Rent	-10% $1,123	-5% $1,300	+0% $1,478	+5% $1,655	+10% $1,832
Rate	-1.0pp $1,628	-0.5pp $1,554	base $1,478	+0.5pp $1,400	+1.0pp $1,321

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	2.5	$2,453
1× unit	3	1.5	$2,034
Total (2 units)			$4,486

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. 2026-06-18
   days on market $299,000 Active 37 DOM
2. 2026-06-17
   days on market $299,000 Active 36 DOM
3. 2026-06-16
   days on market $299,000 Active 35 DOM
4. 2026-06-15
   days on market $299,000 Active 34 DOM
5. 2026-06-14
   days on market $299,000 Active 32 DOM
6. 2026-06-13
   days on market $299,000 Active 31 DOM
7. 2026-06-10
   days on market $299,000 Active 29 DOM
8. 2026-06-09
   days on market $299,000 Active 28 DOM
9. 2026-06-08
   days on market $299,000 Active 27 DOM
10. 2026-06-07
    days on market $299,000 Active 26 DOM
11. 2026-06-05
    days on market $299,000 Active 23 DOM
12. 2026-06-03
    pricedays on market $299,000 Active 22 DOM
13. 2026-06-02
    days on market $349,000 Active 21 DOM
14. 2026-06-01
    days on market $349,000 Active 20 DOM
15. 2026-05-31
    days on market $349,000 Active 19 DOM
16. 2026-05-31
    days on market $349,000 Active 18 DOM
17. 2026-05-15
    price $349,000 781-char remark
18. 2026-05-13
    listed $299,000 Active 781-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $53,832
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,307
• − Management: −$4,307
• − Depreciation: −$8,698
• Taxable income: $13,792
• Est. tax owed @ 24.0%: −$3,310
• After-tax cash flow: $14,421/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.

Condition & rehab AI · 20 photos

Average 55/100 Moderate rehab

This two-family property requires moderate renovations to improve its condition and marketability. Upgrades to the kitchen, bathrooms, HVAC, and landscaping would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn but not damaged
• Minor Bathroom fixtures — Basic and outdated
• Moderate Exterior siding — Shows signs of wear

Value-add opportunities

• Both Painting and updating fixtures in bathrooms and kitchen — Enhances curb appeal and interior aesthetics
• Both Upgrading HVAC system — Improves comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn but not damaged	Minor	$500–3,000
Bathroom fixtures · Basic and outdated	Minor	$500–3,000
Exterior siding · Shows signs of wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$4,000–21,000

Value-add ROI direction

• Both Painting and updating fixtures in bathrooms and kitchen — Enhances curb appeal and interior aesthetics ↑
• Both Upgrading HVAC system — Improves comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Roessleville

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

Census & demographics

• Census place: Roessleville, NY
• County: Albany County · 196,626 people
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-03 Price Changed $299,000 Global MLS
• 2026-05-15 Price Changed $349,000 Global MLS
• 2026-05-13 Listed $299,000 Global MLS