80 Washington Ave · Rensselaer, NY 12144

$180,000

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 6 Days on market

Built 1918 2,178 sqft lot $176/sqft · 14% below area Est $209k · 14% 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 +23.1/30.0
• ARV discount +13.7/15.0
• DSCR +7.4/10.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New appliances, windows, siding, walk to schools. Minutes to Amtrak and downtown. Bus stop at your front door. Great starter home and great location. Minutes to Amtrak and all highways. Very Good Condition

Key facts

• Practical layout
• Natural light
• Updated kitchen

Tags

• PRACTICAL LAYOUT
• CONVENIENT ADDRESS
• FUNCTIONAL LIVING SPACES
• NATURAL LIGHT
• VINTAGE PARQUET WOODWORK
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Updated/remodeled; Corner lot
• Construction: Vinyl siding; Brick/mortar foundation; Asphalt roof; Built with conventional construction materials
• Exterior features: Enclosed front porch; Patio/porch; Chain link fencing in back yard; Shed(s)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: One bedroom on the first floor; Two bedrooms on the second floor
• Flooring: Vinyl; Carpet; Hardwood
• Bathrooms: One full bathroom (located on the 2nd level)
• Heating & cooling: Hot water heating; Natural gas heating; Has heating
• Interior features: High-speed internet; Bay window(s); ENERGY STAR qualified doors; 7 total rooms
• Laundry & utility: Washer hookup; Dryer; Gas dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.4% vs local median 5.0% in Rensselaer — 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 77/100 on livability (#191 in NY, #2,967 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D+.
• Rensselaer City School District (suburban): math 28% / reading 34% proficiency, ranked #574 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 102 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 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.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 108y 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 $116k; list at $180k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1918 — 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. 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?
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: 1.13% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (median comp): $208,837
• List price: $180,000
• Delta: -13.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Patten Ave	0.07mi	3/1.0	1,010 (-1%)	12mo	$171,000	$169	84
70 Fowler Ave	0.30mi	2/1.0 (-1)	1,025 (+0%)	4mo	$193,000	$188	77
1822 7th St	0.13mi	3/1.0	1,097 (+7%)	6mo	$219,900	$200	76
1929 9th St	0.22mi	3/1.0	1,096 (+7%)	13mo	$230,000	$210	67
1927 9th St	0.22mi	3/1.0	1,100 (+8%)	18mo	$170,000	$155	62
1987 10th St	0.27mi	3/1.0	1,152 (+13%)	16mo	$205,000	$178	53
1212 3rd St	0.62mi	3/1.0	1,114 (+9%)	6mo	$113,000	$101	51
1561 5th St	0.21mi	3/2.0	1,148 (+12%)	18mo	$244,999	$213	51
1600 2nd St	0.20mi	2/1.0 (-1)	891 (-13%)	17mo	$140,000	$157	50
1 Williams Ter	0.60mi	3/1.5	1,122 (+10%)	7mo	$227,500	$203	48
1384 Broadway	0.51mi	3/1.0	1,106 (+8%)	19mo	$160,000	$145	46
1046 1st St	0.73mi	2/2.0 (-1)	1,130 (+11%)	8mo	$180,000	$159	32

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-12,812
• Equity at exit: $26,839

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,101
• 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 12144

• Home prices YoY: -33.4%
• Rents YoY: 0.9%
• Active inventory: 102
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$944
• Tax from tax record: −$269 /mo · $3,234/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $322

Break-even live

Break-even rent $1,631

Max offer price $180,000

Occupancy floor 79%

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: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1444 2nd St Unit 2 Rensselaer, NY	4.0	1.0	950	$1,900	$2.00	44d	1	0.40mi
1311 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.60mi
1307 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.61mi
1047 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.78mi
883 Broadway Apt 103 Albany, NY	2.0	1.0	1155	$1,785	$1.55	23d	1	0.82mi
883 Broadway Apt 201 Albany, NY	2.0	1.0	980	$1,450	$1.48	23d	1	0.82mi
945 Broadway Rensselaer, NY	3.0	1.0	1200	$1,650	$1.38	23d	1	0.84mi
934 Broadway Unit 1 Rensselaer, NY	2.0	1.0	741	$1,450	$1.96	44d	1	0.85mi
25 Harrison Ave Rensselaer, NY	2.0	1.0	1400	$1,745	$1.25	19d	1	0.87mi
2 River Chase Rensselaer, NY	1.0–3.0	1.0–2.0	1348	$2,615	$1.94	14d	34	1.06mi
33 Centre St Apt 1D Albany, NY	2.0	1.0	825	$1,800	$2.18	44d	1	1.07mi
33 Centre St Apt 2D Albany, NY	2.0	1.0	1000	$1,900	$1.90	44d	1	1.07mi
33 Centre St Apt 1A Albany, NY	2.0	1.0	885	$1,825	$2.06	14d	1	1.07mi
33 Centre St Apt 3A Albany, NY	2.0	1.0	975	$1,925	$1.97	21d	1	1.07mi
33 Centre St Apt 2A Albany, NY	2.0	1.0	975	$1,875	$1.92	44d	1	1.07mi
100 New Broadway Rensselaer, NY	2.0	2.0	1248	$2,212	$1.77	14d	2	1.11mi
99 New Broadway Rensselaer, NY	2.0	1.0–2.0	946	$2,495	$2.64	14d	5	1.14mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	44d	1	1.18mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	14d	17	1.26mi
37 Maiden Ln Albany, NY	2.0	1.0	700	$1,515	$2.16	14d	1	1.26mi
628 N Pearl St Menands, NY	3.0	1.0	1088	$1,500	$1.38	44d	1	1.26mi
1 Broadway Menands, NY	2.0	1.0–2.0	1017	$3,125	$3.07	14d	5	1.35mi
7 Elm Ct Rensselaer, NY	1.0–2.0	1.0–2.0	829	$1,830	$2.21	14d	1	1.36mi
10 Van Allen Way Rensselaer, NY	1.0–3.0	1.0–2.0	1153	$2,500	$2.17	14d	1	1.38mi

Listing history 27 events

1. 2026-05-07
   status Pending 896-char remark
2. 2026-05-01
   listed $180,000 Active 896-char remark
3. 2020-06-17
   soldstatus $116,300
4. 2020-06-12
   soldstatus $116,300 Closed (Final Sale) 207-char remark

   Show marketing remark (207 chars)

   New appliances, windows, siding, walk to schools. Minutes to Amtrak and downtown. Bus stop at your front door. Great starter home and great location. Minutes to Amtrak and all highways. Very Good Condition

5. 2020-04-21
   status Pend (Under Cntr) 207-char remark

   Show marketing remark (207 chars)

   New appliances, windows, siding, walk to schools. Minutes to Amtrak and downtown. Bus stop at your front door. Great starter home and great location. Minutes to Amtrak and all highways. Very Good Condition

6. 2020-04-13
   status Back On Market 207-char remark

   Show marketing remark (207 chars)

   New appliances, windows, siding, walk to schools. Minutes to Amtrak and downtown. Bus stop at your front door. Great starter home and great location. Minutes to Amtrak and all highways. Very Good Condition

7. 2019-11-18
   status Pend (Under Cntr) 207-char remark

   Show marketing remark (207 chars)

   New appliances, windows, siding, walk to schools. Minutes to Amtrak and downtown. Bus stop at your front door. Great starter home and great location. Minutes to Amtrak and all highways. Very Good Condition

8. 2019-07-31
   listed $113,000 New 207-char remark

   Show marketing remark (207 chars)

   New appliances, windows, siding, walk to schools. Minutes to Amtrak and downtown. Bus stop at your front door. Great starter home and great location. Minutes to Amtrak and all highways. Very Good Condition

9. 2019-05-09
   status Pend (Under Cntr)
10. 2019-05-08
    historical
11. 2019-02-19
    price $113,000
12. 2019-02-18
    status Extended
13. 2019-02-18
    historical
14. 2019-01-19
    price $117,800
15. 2018-09-12
    price $122,800
16. 2018-08-17
    listed $126,800 New
17. 2018-06-24
    historical
18. 2018-02-24
    price $128,500
19. 2004-08-17
    soldstatus $64,000
20. 2004-08-12
    soldstatus $64,000
21. 2004-06-06
    historical
22. 2004-05-24
    listed $64,900
23. 1999-02-01
    soldstatus $40,200
24. 1999-01-29
    soldstatus $40,200
25. 1998-12-21
    historical
26. 1998-11-02
    listed $39,900
27. 1918-01-23
    listed $132,000 New

ⓘ 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: $3,234 · $269/mo
• Projected year-2 tax: $3,234 · $269/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,464
• − Mortgage interest: −$10,083
• − Property taxes: −$3,234
• − Insurance: −$900
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$5,236
• Taxable income: $1,097
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $3,602/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: Rensselaer City School District
• NCES district ID: 3624450
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $48,665
• Composite: 26.89/100
• National rank: #7096
• State rank: #574 of 590 in NY

Livability — Rensselaer

• Score: 77/100
• State rank: #191
• US rank: #2967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rensselaer, NY
• County: Rensselaer County · 75,590 people
• City population: 22,111
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 22,111
• Household income: $90,738
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 8% Asian 7% Hispanic / Latino 6% Black 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 3%
• Foreign-born: 7% · Philippines, Canada, China
• Languages at home: 91% English-only · Other Asian/Pacific 3% Spanish 2% Chinese 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: ▼ -138.26%
• Current HPI: 276.2239
• Rent YoY: ▲ 0.90%
• 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

+36.4% since first listed

27 events — show timeline

• 2026-05-07 Pending — Global MLS
• 2026-05-01 Listed $180,000 Global MLS
• 2020-06-17 Sold (Public Records) $116,300 Public Records
• 2020-06-12 Sold (MLS) $116,300 Global MLS
• 2020-04-21 Pending — Global MLS
• 2020-04-13 Relisted — Global MLS
• 2019-11-18 Pending — Global MLS
• 2019-07-31 Listed $113,000 Global MLS
• 2019-05-09 Pending — Global MLS
• 2019-05-08 Listing Removed — Global MLS
• 2019-02-19 Price Changed $113,000 Global MLS
• 2019-02-18 Relisted — Global MLS
• 2019-02-18 Listing Removed — Global MLS
• 2019-01-19 Price Changed $117,800 Global MLS
• 2018-09-12 Price Changed $122,800 Global MLS
• 2018-08-17 Listed $126,800 Global MLS
• 2018-06-24 Listing Removed — Global MLS
• 2018-02-24 Price Changed $128,500 Global MLS
• 2004-08-17 Sold (Public Records) $64,000 Public Records
• 2004-08-12 Sold (MLS) $64,000 Global MLS
• 2004-06-06 Listing Removed — Global MLS
• 2004-05-24 Listed $64,900 Global MLS
• 1999-02-01 Sold (Public Records) $40,200 Public Records
• 1999-01-29 Sold (MLS) $40,200 Global MLS
• 1998-12-21 Listing Removed — Global MLS
• 1998-11-02 Listed $39,900 Global MLS
• 1918-01-23 Listed $132,000 Global MLS

Property tax history

+6.5%/yr

Latest (2025): $3,234 · +1.1% YoY. Source: county tax records.