184 Cedarview Ln · Latham, NY 12189

$194,000

2 bd · 1.0 ba · 896 sqft · Townhouse public records · 6 Days on market

Built 1986 435 sqft lot $217/sqft · at area comps Est $203k · at est. $325/mo HOA · 18% of rent

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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).

• ARV discount +9.5/15.0
• Cash flow +8.0/30.0
• Schools +6.4/10.0
• Rent growth +4.2/5.0
• 1% rule +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Clean and easy living in this 2-bedroom, 1-bath ground floor condo in the Town of Colonie. Offering just under 900 square feet of cozy living space, this unit features fresh paint, brand new carpet and vinyl flooring. HOA amenities include a recreation room, in-ground pool, and tennis courts, along with trash, lawn care, and exterior maintenance. A solid option for first-time buyers or those looking to downsize and simplify upkeep. Sold As-Is.

Key facts

• In-ground pool
• Ground floor condo
• Fresh paint

Tags

• GROUND FLOOR CONDO
• RECREATION ROOM
• IN-GROUND POOL
• TENNIS COURTS
• FRESH PAINT
• NEW CARPET

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $325; Association amenities include clubhouse and recreation facilities; HOA covers grounds and structure maintenance, and trash

Exterior

• Parking: Two paved parking spaces
• Security: Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Condominium; Slab foundation
• Construction: Vinyl siding; Shingle/asphalt roof
• Exterior features: Covered patio; Paved driveway; Tennis court(s); In-ground pool; Level, landscaped lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Two bedrooms on the first level
• Flooring: Tile; Vinyl; Carpet
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High-speed internet; Sliding doors; Double-pane windows; 6 total rooms
• Laundry & utility: Washer in unit; Dryer in unit; Laundry located in the bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $194k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (9.2% below list).
• Recommended offer: $159k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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 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: Rents rising fast (+6.6%/yr); 73 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/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 $1k of loan paydown is wiped out by about $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $159,472 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.91% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 9.2

CMA / ARV

• ARV (median comp): $202,904
• List price: $194,000
• Delta: -4.39%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Cedarview Ln	0.01mi	2/1.0	896 (0%)	10mo	$195,000	$218	91
144 Cedarview Ln	0.13mi	2/1.0	896 (0%)	10mo	$185,000	$206	85
134 Cedarview Ln	0.09mi	2/1.0	896 (0%)	14mo	$190,000	$212	84
169 Cedarview Ln	0.05mi	2/1.0	896 (0%)	21mo	$195,000	$218	80

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 · 6.61% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.32×
• Total profit: $-37,076
• Equity at exit: $28,926

10-year hold

• IRR: -4.3%
• Equity multiple: 0.66×
• Total profit: $-18,279
• Equity at exit: $16,774

Cash invested: $54,320 (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 12189

• Home prices YoY: -28.7%
• Rents YoY: 6.6%
• Active inventory: 73
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$81
• HOA: −$325
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-195

Break-even live

Break-even rent $2,009

Max offer price $159,472

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-141	+0% $-195	+5% $-250	+10% $-305
Rent	-10% $-335	-5% $-265	+0% $-195	+5% $-126	+10% $-56
Rate	-1.0pp $-98	-0.5pp $-146	base $-195	+0.5pp $-246	+1.0pp $-297

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Lake Shore Dr Watervliet, NY	1.0–3.0	1.0–2.0	911	$1,892	$2.08	16d	17	0.25mi
20 Eastview Dr Watervliet, NY	1.0	1.0	610	$1,329	$2.18	16d	2	0.93mi
13 Fenimore Trace Apartments Watervliet, NY	1.0–2.0	1.0–2.0	827	$1,785	$2.16	16d	1	1.00mi
2327 12th Ave Unit 1 Watervliet, NY	2.0	1.0	1000	$1,500	$1.50	45d	1	1.12mi
1417 7th Ave Unit 2 Watervliet, NY	2.0	1.0	1000	$2,200	$2.20	16d	1	1.33mi
9 Spring Ave Latham, NY	2.0	1.0	923	$2,350	$2.55	45d	1	1.49mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: trashlandscapingexterior maint.pool

Listing history 2 events

1. 2026-05-06
   status Pending 451-char remark
2. 2026-04-30
   listed $194,000 Active 451-char remark

ⓘ 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: $1,969 · $164/mo
• Projected year-2 tax: $2,624 · $219/mo
• Expected delta: +$655/yr (+$55/mo · 33.2%)

ⓘ 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 2/10 Low
• 🌡 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: $21,142
• − Mortgage interest: −$10,867
• − Property taxes: −$1,969
• − Insurance: −$970
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − HOA: −$3,900
• − Depreciation: −$5,644
• Taxable loss: −$5,591
• Est. tax savings @ 24.0%: +$1,342
• After-tax cash flow: $-1,004/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): 18,656
• Household income: $65,276
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1224.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 8% Asian 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 5% Scotch-Irish 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 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: ▼ -110.16%
• Current HPI: 273.8109
• Rent YoY: ▲ 6.61%
• 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

• 2026-05-06 Pending — Global MLS
• 2026-04-30 Listed $194,000 Global MLS

Property tax history

+0.7%/yr

Latest (2025): $1,969 · -9.3% YoY. Source: county tax records.