713 Watervliet Shaker Rd · Latham, NY 12110

$285,000

3 bd · 1.0 ba · 950 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.29 ac lot Est $282k · at est.

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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 +14.4/30.0
• ARV discount +7.0/15.0
• Schools +6.4/10.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced again! You can't get a house in the North Colonie School District for this price! Easy access to I-87. Fresh paint, new appliances, new garage door, new plumbing. Large flat lot. Bank owned, sold as-is, needs very little sprucing up. School taxes without STAR. Very Good Condition

Key facts

• Generously sized lot
• One-level living
• Functional layout

Tags

• HARDWOOD FLOORS
• FENCED BACKYARD
• DETACHED GARAGE
• GENEROUSLY SIZED LOT
• ONE-LEVEL LIVING
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Detached garage; 1 garage space; 3 total parking spaces
• Utilities: 150 Amp electric service; Public water; Public sewer
• Home design: Single family residence; Fixer condition
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Back yard fencing; Level, cleared lot

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the first level
• Flooring: Hardwood; Ceramic tile
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Paddle fan; 6 total rooms
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $57 ($678/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 $248k (13.0% below list).
• Recommended offer: $248k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.4% in Latham — 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 D — 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: Shaker High School (math 98% / reading 93%, grade A+, #76 of 1,100 statewide, top 7%, 2,018 students, 25% FRL).
• Zoned-school proficiency averages 96% at this address vs 73% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the North Colonie CSD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 103 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).

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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $117k; list at $285k implies a 144% gain — meaningful room to come down on a strong offer.

Recommended offer $248,021 (13.0% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $282,150
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Mildred Ln	0.10mi	3/1.0	925 (-3%)	4mo	$275,000	$297	88
744 Watervliet Shaker Rd	0.26mi	2/1.0 (-1)	954 (+0%)	12mo	$258,000	$270	72
22 Holly Ln	0.28mi	2/1.0 (-1)	936 (-2%)	12mo	$326,300	$349	69
19 Holly Ln	0.28mi	3/2.0	988 (+4%)	10mo	$295,000	$299	68
28 Sherwood Dr	0.23mi	3/1.0	825 (-13%)	8mo	$205,000	$248	61

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-42,585
• Equity at exit: $42,494

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-32,460
• Equity at exit: $24,642

Cash invested: $79,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,480 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$290 /mo · $3,474/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $57

Break-even live

Break-even rent $2,409

Max offer price $285,000

Occupancy floor 93%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Broom Shop Ln Latham, NY	1.0–2.0	1.0–2.0	1124	$2,347	$2.09	19d	9	0.24mi
1 A Saybrook Dr Unit A Latham, NY	3.0	1.5	1050	$2,150	$2.05	14d	1	0.42mi
173 Doorstone Dr Latham, NY	1.0–3.0	1.0–2.0	978	$2,946	$3.01	14d	8	0.85mi
4000 Florence Dr Newtonville, NY	2.0	1.0–2.0	1010	$2,576	$2.55	14d	8	0.90mi
8 Denise Dr Latham, NY	1.0–2.0	1.0	827	$1,690	$2.04	14d	1	0.96mi
9 Spring Ave Latham, NY	2.0	1.0	923	$2,350	$2.55	43d	1	1.48mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $285,000 Active 1 DOM

ⓘ 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: $3,474 · $290/mo
• Projected year-2 tax: $4,145 · $345/mo
• Expected delta: +$671/yr (+$56/mo · 19.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $29,763
• − Mortgage interest: −$15,964
• − Property taxes: −$3,474
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,381
• − Management: −$2,381
• − Depreciation: −$8,291
• Taxable loss: −$4,154
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $1,675/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 — Latham

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

Census & demographics

• County: Albany County · 196,626 people
• City population: 20,081
• 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

+159.3% since first listed

20 events — show timeline

• 2026-06-18 Listed $285,000 Global MLS
• 2017-05-31 Sold (MLS) $117,000 Global MLS
• 2017-04-01 Pending — Global MLS
• 2017-03-03 Price Changed $129,900 Global MLS
• 2017-01-26 Price Changed $134,900 Global MLS
• 2016-12-22 Price Changed $141,500 Global MLS
• 2016-11-15 Price Changed $149,900 Global MLS
• 2016-10-05 Price Changed $154,900 Global MLS
• 2016-09-01 Listed $164,900 Global MLS
• 2008-04-08 Sold (Public Records) $175,000 Public Records
• 2008-02-29 Sold (MLS) $164,500 Global MLS
• 2007-11-08 Listing Removed — Global MLS
• 2007-10-01 Listed $169,900 Global MLS
• 2006-02-01 Sold (MLS) $157,000 Global MLS
• 2005-12-14 Listing Removed — Global MLS
• 2005-11-29 Listed $154,900 Global MLS
• 2005-06-17 Sold (Public Records) $106,000 Public Records
• 2005-04-15 Sold (MLS) $93,500 Global MLS
• 2005-03-07 Listing Removed — Global MLS
• 2004-09-10 Listed $109,900 Global MLS

Property tax history

+1.4%/yr

Latest (2025): $3,474 · -4.5% YoY. Source: county tax records.