26 Everett Rd · Roessleville, NY 12205

$270,000

4 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 127 Days on market

Built 1928 0.32 ac lot $189/sqft · 34% below area Est $368k · 27% 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 +16.3/30.0
• ARV discount +15.0/15.0
• Schools +5.3/10.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• 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

OPEN HOUSE 1-3PM SUNDAY 4/12 Classic charm meets everyday convenience in this 4-bedroom, 2-bath Cape Cod offering 1,428 square feet of living space on a generous 0.32-acre lot. Set in a well-established Colonie neighborhood within the South Colonie School District, this home is ready for the right buyer to bring their vision and personal touch to unlock its full potential. The layout offers a solid foundation to reimagine and refresh, while the private backyard provides space to relax or entertain. Conveniently located near major highways, shopping, dining, and everyday amenities, the property also features rooftop solar panels for added energy efficiency. A classic home awaiting its next chapter in a location that continues to stand the test of time. The Property is being sold ''AS-IS''. Seller has acquired the Property through asset forfeiture and has no personal knowledge of its condition.

Key facts

• Private backyard
• Rooftop solar panels
• 0.32 acre lot

Tags

• PRIVATE BACKYARD
• ROOFTOP SOLAR PANELS
• WELL-ESTABLISHED NEIGHBORHOOD
• SOUTH COLONIE SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $252k (6.6% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.3% in Roessleville — 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.
• South Colonie Central School District (suburban): math 63% / reading 57% proficiency, ranked #215 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Shaker Road Elementary School (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 348 students, 0% FRL); Sand Creek Middle School (math 49% / reading 49%, grade C-, #294 of 729 statewide, top 41%, 868 students, 46% FRL); Colonie Central High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,538 students, 39% FRL).
• Market conditions: 105 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33% of the median local income ($91k/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 $8k 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 127 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $27k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.93% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $368,201
• List price: $270,000
• Delta: -26.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Old Myers Dr	0.23mi	4/2.0	1,395 (-2%)	8mo	$335,000	$240	79
9 Carol Ann Dr	0.40mi	3/1.5 (-1)	1,501 (+5%)	10mo	$315,000	$210	58
6 Russell Rd	0.36mi	3/2.5 (-1)	1,357 (-5%)	21mo	$320,000	$236	51
4 Warwick Ave	0.57mi	4/2.0	1,600 (+12%)	9mo	$390,000	$244	46
161 Exchange St	0.57mi	3/1.0 (-1)	1,549 (+8%)	7mo	$170,000	$110	45
31 Corning St	0.39mi	3/1.0 (-1)	1,228 (-14%)	6mo	$200,000	$163	44
2 Morone Pl	0.53mi	3/1.5 (-1)	1,569 (+10%)	12mo	$299,900	$191	42
5 Colleen Dr	0.71mi	4/1.5	1,284 (-10%)	11mo	$421,000	$328	39
7 Sunnyside Ave	0.42mi	3/2.0 (-1)	1,614 (+13%)	21mo	$235,000	$146	36
188 Exchange St	0.67mi	3/1.0 (-1)	1,264 (-12%)	11mo	$255,000	$202	31

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-34,148
• Equity at exit: $40,258

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-17,304
• Equity at exit: $23,345

Cash invested: $75,600 (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 12205

• Active inventory: 105
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,521 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$313 /mo · $3,757/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $150

Break-even live

Break-even rent $2,331

Max offer price $270,000

Occupancy floor 89%

Sensitivity live

Price	-10% $303	-5% $227	+0% $150	+5% $74	+10% $-2
Rent	-10% $-49	-5% $51	+0% $150	+5% $250	+10% $350
Rate	-1.0pp $286	-0.5pp $219	base $150	+0.5pp $80	+1.0pp $9

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Richmond St Unit 2 Albany, NY	3.0	3.0	1248	$2,500	$2.00	15d	1	0.39mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	15d	1	1.03mi
34 B Commodore St Colonie, NY	3.0	1.5	1200	$2,200	$1.83	15d	1	1.07mi
11 Brayton St Albany, NY	3.0	1.5	1414	$1,950	$1.38	22d	1	1.08mi
234 Osborne Rd Albany, NY	4.0	1.5	1260	$2,800	$2.22	45d	1	1.09mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	15d	22	1.38mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	45d	1	1.38mi
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	45d	1	1.50mi

Listing history 15 events

1. 2026-06-07
   statusdays on market $270,000 Pending 127 DOM
2. 2026-06-05
   days on market $270,000 Active 126 DOM
3. 2026-06-03
   days on market $270,000 Active 125 DOM
4. 2026-06-02
   days on market $270,000 Active 124 DOM
5. 2026-06-01
   days on market $270,000 Active 123 DOM
6. 2026-05-31
   days on market $270,000 Active 122 DOM
7. 2026-05-31
   days on market $270,000 Active 121 DOM
8. 2026-04-03
   price $270,000 914-char remark

   Show marketing remark (914 chars)

   OPEN HOUSE 1-3PM SUNDAY 4/12 Classic charm meets everyday convenience in this 4-bedroom, 2-bath Cape Cod offering 1,428 square feet of living space on a generous 0.32-acre lot. Set in a well-established Colonie neighborhood within the South Colonie School District, this home is ready for the right buyer to bring their vision and personal touch to unlock its full potential. The layout offers a solid foundation to reimagine and refresh, while the private backyard provides space to relax or entertain. Conveniently located near major highways, shopping, dining, and everyday amenities, the property also features rooftop solar panels for added energy efficiency. A classic home awaiting its next chapter in a location that continues to stand the test of time. The Property is being sold ''AS-IS''. Seller has acquired the Property through asset forfeiture and has no personal knowledge of its condition.

9. 2026-03-03
   price $283,500 914-char remark

   Show marketing remark (914 chars)

   OPEN HOUSE 1-3PM SUNDAY 4/12 Classic charm meets everyday convenience in this 4-bedroom, 2-bath Cape Cod offering 1,428 square feet of living space on a generous 0.32-acre lot. Set in a well-established Colonie neighborhood within the South Colonie School District, this home is ready for the right buyer to bring their vision and personal touch to unlock its full potential. The layout offers a solid foundation to reimagine and refresh, while the private backyard provides space to relax or entertain. Conveniently located near major highways, shopping, dining, and everyday amenities, the property also features rooftop solar panels for added energy efficiency. A classic home awaiting its next chapter in a location that continues to stand the test of time. The Property is being sold ''AS-IS''. Seller has acquired the Property through asset forfeiture and has no personal knowledge of its condition.

10. 2026-01-29
    listed $297,000 Active 914-char remark

    Show marketing remark (914 chars)

    OPEN HOUSE 1-3PM SUNDAY 4/12 Classic charm meets everyday convenience in this 4-bedroom, 2-bath Cape Cod offering 1,428 square feet of living space on a generous 0.32-acre lot. Set in a well-established Colonie neighborhood within the South Colonie School District, this home is ready for the right buyer to bring their vision and personal touch to unlock its full potential. The layout offers a solid foundation to reimagine and refresh, while the private backyard provides space to relax or entertain. Conveniently located near major highways, shopping, dining, and everyday amenities, the property also features rooftop solar panels for added energy efficiency. A classic home awaiting its next chapter in a location that continues to stand the test of time. The Property is being sold ''AS-IS''. Seller has acquired the Property through asset forfeiture and has no personal knowledge of its condition.

11. 2023-07-11
    soldstatus $200,000
12. 2009-08-27
    soldstatus $151,500 335-char remark

    Show marketing remark (335 chars)

    Charming home with 4 bedrooms and 2 full baths, New carpet in all bedrooms, New ceramic tile and counter tops in kitchen, all rooms freshly painted, New lighting fixtures t/o, Hardwood floors in Living/Diningroom. Bright cheerful home with large back yard. Close to highways, shopping, low taxes and great schools. Excellent Condition

13. 2009-07-08
    historical 335-char remark

    Show marketing remark (335 chars)

    Charming home with 4 bedrooms and 2 full baths, New carpet in all bedrooms, New ceramic tile and counter tops in kitchen, all rooms freshly painted, New lighting fixtures t/o, Hardwood floors in Living/Diningroom. Bright cheerful home with large back yard. Close to highways, shopping, low taxes and great schools. Excellent Condition

14. 2009-01-05
    listed $149,000 335-char remark

    Show marketing remark (335 chars)

    Charming home with 4 bedrooms and 2 full baths, New carpet in all bedrooms, New ceramic tile and counter tops in kitchen, all rooms freshly painted, New lighting fixtures t/o, Hardwood floors in Living/Diningroom. Bright cheerful home with large back yard. Close to highways, shopping, low taxes and great schools. Excellent Condition

15. 2003-12-26
    soldstatus $82,000

ⓘ 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: $3,757 · $313/mo
• Projected year-2 tax: $4,160 · $347/mo
• Expected delta: +$403/yr (+$34/mo · 10.7%)

ⓘ 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: $30,258
• − Mortgage interest: −$15,124
• − Property taxes: −$3,757
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$7,855
• Taxable loss: −$2,670
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $2,446/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: South Colonie Central School District
• NCES district ID: 3627210
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $69,499
• Composite: 52.97/100
• National rank: #1527
• State rank: #215 of 590 in NY

Livability — Roessleville

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

Census & demographics

• Census place: Roessleville, NY
• County: Albany County · 196,626 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 25,838
• Household income: $91,020
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 530.0

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 (73%)
• Race & ethnicity: White 73% Asian 8% Black 8% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Other Indo-European 4% Russian/Polish/Slavic 3% Tagalog/Filipino 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: ▼ -182.10%
• Current HPI: 302.9752
• 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

+229.3% since first listed

8 events — show timeline

• 2026-04-03 Price Changed $270,000 Global MLS
• 2026-03-03 Price Changed $283,500 Global MLS
• 2026-01-29 Listed $297,000 Global MLS
• 2023-07-11 Sold (Public Records) $200,000 Public Records
• 2009-08-27 Sold (MLS) $151,500 Global MLS
• 2009-07-08 Listing Removed — Global MLS
• 2009-01-05 Listed $149,000 Global MLS
• 2003-12-26 Sold (Public Records) $82,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,757 · +2.4% YoY. Source: county tax records.