27 Eva St · Latham, NY 12110

$299,900

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.25 ac lot Est $372k · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +6.4/10.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in a highly desirable Latham neighborhood within the award-winning North Colonie School District, this 3-bedroom, 1.5-bath split-level home offers incredible potential for the right buyer. With a little updating and vision, this property can truly shine. Ideal layout with multiple living spaces and great bones to work with. Perfect opportunity to build equity in a prime location close to shopping, dining, and major highways. Location, location, location! 3D tour attached. Showings begin Friday 4/3.

Key facts

• Close to dining
• Prime location
• Close to shopping

Tags

• MULTIPLE LIVING SPACES
• PRIME LOCATION
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MAJOR HIGHWAYS

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 $4 ($51/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 $264k (11.9% below list).
• Recommended offer: $264k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 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: Shaker Middle School (math 54% / reading 72%, grade B+, #129 of 729 statewide, top 18%, 1,423 students, 26% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $264,221 (11.9% 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. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $371,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 Watervliet Shaker Rd	0.30mi	3/2.0	1,394 (-8%)	7mo	$295,000	$212	65
78 Old Loudon Rd	0.25mi	4/1.5 (+1)	1,674 (+11%)	7mo	$335,000	$200	60
11 Gail Ln	0.62mi	3/2.0	1,460 (-3%)	6mo	$380,000	$260	58
34 Aspen Rd	0.49mi	3/2.0	1,592 (+5%)	10mo	$505,000	$317	58
14 Broadway	0.67mi	3/2.0	1,484 (-2%)	8mo	$377,500	$254	57
17 Schuyler Ave	0.33mi	2/1.0 (-1)	1,326 (-12%)	2mo	$315,000	$238	56
216 Old Loudon Rd	0.66mi	4/2.0 (+1)	1,560 (+3%)	9mo	$315,000	$202	49
521 Watervliet Shaker Rd	0.30mi	4/2.0 (+1)	1,726 (+14%)	7mo	$410,000	$238	49
24 Purtell Ave	0.56mi	4/1.5 (+1)	1,333 (-12%)	7mo	$330,000	$248	43
21 Vista Ave	0.68mi	3/2.0	1,300 (-14%)	2mo	$335,000	$258	41
52 Overlook Ave	0.60mi	4/1.0 (+1)	1,320 (-13%)	3mo	$315,000	$239	41
47 Comely Ln	0.66mi	3/1.5	1,704 (+13%)	10mo	$420,000	$246	40

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-48,279
• Equity at exit: $44,716

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-41,503
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,642 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$385 /mo · $4,625/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $4

Break-even live

Break-even rent $2,637

Max offer price $299,900

Occupancy floor 95%

Sensitivity live

Price	-10% $174	-5% $89	+0% $4	+5% $-81	+10% $-166
Rent	-10% $-204	-5% $-100	+0% $4	+5% $109	+10% $213
Rate	-1.0pp $155	-0.5pp $81	base $4	+0.5pp $-73	+1.0pp $-153

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Mockingbird Hl Latham, NY	3.0	1.0	1152	$2,300	$2.00	16d	1	0.59mi
2 Dyer Dr Unit Na Latham, NY	3.0	2.0	1708	$3,000	$1.76	26d	1	0.70mi
2 Dyer Dr Latham, NY	3.0	2.0	1708	$3,000	$1.76	46d	1	0.70mi
4000 Florence Dr Newtonville, NY	2.0	1.0–2.0	1010	$2,576	$2.55	16d	8	0.72mi
173 Doorstone Dr Latham, NY	1.0–3.0	1.0–2.0	978	$2,946	$3.01	16d	8	0.87mi
276 Old Loudon Rd Latham, NY	2.0	1.5	1150	$2,100	$1.83	16d	1	0.89mi
175 Troy-Schenectady Rd Apt 6 Watervliet, NY	2.0	2.0	2040	$2,250	$1.10	21d	1	1.33mi
175 Troy-Schenectady Rd Watervliet, NY	2.0	2.0	2040	$2,250	$1.10	16d	1	1.33mi
6-14 Cedarview Ln Watervliet, NY	3.0	2.5	2000	$3,300	$1.65	16d	1	1.34mi
23 Lake Shore Dr Watervliet, NY	1.0–3.0	1.0–2.0	911	$2,280	$2.50	16d	17	1.37mi
1 Derry Ln Colonie, NY	2.0	1.5	1257	$2,050	$1.63	16d	1	1.45mi

Listing history 2 events

1. 2026-04-10
   status Pending
2. 2026-04-01
   listed $299,900 Active

ⓘ 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: $4,625 · $385/mo
• Projected year-2 tax: $4,847 · $404/mo
• Expected delta: +$222/yr (+$18/mo · 4.8%)

ⓘ 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: $31,707
• − Mortgage interest: −$16,799
• − Property taxes: −$4,625
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$8,724
• Taxable loss: −$5,015
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $1,255/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

• Census place: Latham, NY
• 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

2 events — show timeline

• 2026-04-10 Pending — Global MLS
• 2026-04-01 Listed $299,900 Global MLS

Property tax history

+3.4%/yr

Latest (2025): $4,625 · -2.8% YoY. Source: county tax records.