37 Fox St · Ravena, NY 12158

$180,000

3 bd · 2.0 ba · 1,748 sqft · SingleFamily public records · 46 Days on market

Built 1925 1.50 ac lot $103/sqft · 42% below area Est $310k · 42% 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).

• Cash flow +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This ranch-style home offers a unique opportunity with a 1-bedroom in-law apartment, set on 1.5 private acres at the end of a quiet dead-end road. The newer addition features a bright open floor plan, highlighted by new kitchen flooring and a new propane stove, along with two bedrooms and a full bath. The in-law apartment provides great potential but does require updating, making it ideal for customization or added value and a chance to make it your own. Enjoy the peaceful surroundings with a beautiful, spacious yard in a serene neighborhood, while still being conveniently located close to shopping, dining, and everyday amenities--just 15 minutes from Albany.

Key facts

• In-law apartment
• Private acres
• Spacious yard

Tags

• IN-LAW APARTMENT
• PRIVATE ACRES
• QUIET DEAD-END ROAD
• NEW KITCHEN FLOORING
• NEW PROPANE STOVE
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.0% in Ravena — 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 69/100 on livability (#489 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, schools B; Watch: amenities F, commute F, health & safety D-.
• Ravena-Coeymans-Selkirk Central School District (town): math 45% / reading 49% proficiency, ranked #410 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 46 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 7.9

CMA / ARV

• ARV (median comp): $309,513
• List price: $180,000
• Delta: -41.84%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Ruby Ln	0.25mi	2/1.5 (-1)	1,485 (-15%)	12mo	$255,500	$172	46

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-16,936
• Equity at exit: $26,839

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,199
• Equity at exit: $15,563

Cash invested: $50,400 (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 12158

• Home prices YoY: -11.9%
• Active inventory: 46
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$294 /mo · $3,523/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $191

Break-even live

Break-even rent $1,661

Max offer price $180,000

Occupancy floor 85%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-31
   status $180,000 Pending 46 DOM
2. 2026-05-31
   days on market $180,000 Active 46 DOM
3. 2026-05-31
   days on market $180,000 Active 45 DOM
4. 2026-04-15
   listed $180,000 Active 671-char remark

   Show marketing remark (671 chars)

   This ranch-style home offers a unique opportunity with a 1-bedroom in-law apartment, set on 1.5 private acres at the end of a quiet dead-end road. The newer addition features a bright open floor plan, highlighted by new kitchen flooring and a new propane stove, along with two bedrooms and a full bath. The in-law apartment provides great potential but does require updating, making it ideal for customization or added value and a chance to make it your own. Enjoy the peaceful surroundings with a beautiful, spacious yard in a serene neighborhood, while still being conveniently located close to shopping, dining, and everyday amenities--just 15 minutes from Albany.

ⓘ 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: $3,523 · $294/mo
• Projected year-2 tax: $3,523 · $294/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $22,838
• − Mortgage interest: −$10,083
• − Property taxes: −$3,523
• − Insurance: −$900
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$5,236
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $2,425/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: Ravena-Coeymans-Selkirk Central School District
• NCES district ID: 3624150
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $63,960
• Composite: 41.63/100
• National rank: #3427
• State rank: #410 of 590 in NY

Livability — Ravena

• Score: 69/100
• State rank: #489
• US rank: #8613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,221

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 (83%)
• Race & ethnicity: White 83% Two or more races 9% Hispanic / Latino 9% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Cuban 3%
• Common ancestry: Scotch-Irish 7% Romanian 6% Iranian 4%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 87% English-only · Spanish 6% Russian/Polish/Slavic 5% Arabic 1%

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: ▼ -40.23%
• Current HPI: 296.7012
• 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

1 event — show timeline

• 2026-04-15 Listed $180,000 Global MLS

Property tax history

+3.5%/yr

Latest (2025): $3,523 · +319.1% YoY. Source: county tax records.