8 Lakeview Ave · Hampton Manor, NY 12144

$249,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 3 Days on market

Built 1940 4,356 sqft lot Est $300k · 17% 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 +16.1/30.0
• ARV discount +15.0/15.0
• Schools +6.1/10.0
• DSCR +5.0/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8 Lakeview Avenue! This charming Cape Cod offers 2 bedrooms, 1 full bath, and a versatile loft space. Filled with natural light, this home features beautiful hardwood floors, newer carpet, and thoughtful updates throughout. The partially finished basement provides additional living space complete with a dry bar, laundry room, workshop, and ample storage. Additional features include a newer roof, updated windows with a lifetime warranty, a storage shed, and a partially fenced yard. Conveniently located in the highly sought-after East Greenbush School District and just minutes from shopping, dining, and major commuter routes, this home offers comfort, convenience, and is the perfec

Key facts

• Laundry room
• Versatile loft space
• Dry bar

Tags

• VERSATILE LOFT SPACE
• PARTIALLY FINISHED BASEMENT
• DRY BAR
• LAUNDRY ROOM
• WORKSHOP
• AMPLE STORAGE

Property features AI

Exterior

• Parking: 3 parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Below-grade finished area present
• Construction: Vinyl siding; Asphalt roof; Finished, full/partial basement with sump pump
• Exterior features: Paved driveway; Partial fencing; Shed(s); Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom (first level); Bedroom (second level); Loft (second level)
• Flooring: Tile; Carpet; Hardwood
• Bathrooms: 1 full bathroom (first level)
• Heating & cooling: Hot water heating (oil); Window cooling unit(s)
• Interior features: Paddle fan; Dry bar; Bay window(s)
• Laundry & utility: Washer; Dryer; Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $126 ($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 $246k (1.0% below list).
• Recommended offer: $246k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 1.9% in Hampton Manor — 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 (#189 in NY, #2,794 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• East Greenbush Central School District (suburban): math 68% / reading 71% proficiency, ranked #132 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Red Mill School (math 62% / reading 72%, grade B+, #525 of 2,108 statewide, top 27%, 456 students, 30% FRL); Howard L Goff School (math 61% / reading 73%, grade A-, #101 of 729 statewide, top 15%, 978 students, 28% FRL); Columbia High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,252 students, 27% FRL).
• Market conditions: Rents flat; 102 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 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 $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,389 (1.0% below list)

Questions for the listing agent

1. Built in 1940 — 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: 0.99% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $299,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Sherwood Ave	0.30mi	3/1.0	1,100 (-4%)	0mo	$311,896	$284	78
36 New Jersey Ave	0.26mi	3/1.0	1,118 (-3%)	11mo	$305,000	$273	74
55 Sherwood Ave	0.25mi	3/1.0	1,034 (-10%)	8mo	$246,000	$238	65
26 New Jersey Ave	0.34mi	3/1.0	1,092 (-5%)	14mo	$300,000	$275	64
5 Hillview Ave	0.12mi	3/1.0	1,312 (+14%)	10mo	$222,000	$169	63
5 New Hampshire Ave	0.53mi	3/1.0	1,098 (-5%)	7mo	$265,000	$241	62
43 New York Ave	0.25mi	2/1.0 (-1)	1,272 (+10%)	8mo	$60,000	$47	59
227 Hampton Ave	0.65mi	3/1.5	1,164 (+1%)	8mo	$260,000	$223	59
8 Riverview Ter	0.20mi	3/1.0	1,008 (-12%)	15mo	$262,000	$260	57
1499 Red Mill Rd	0.59mi	2/2.0 (-1)	1,254 (+9%)	7mo	$385,000	$307	43
274 Pinehurst Ave	0.71mi	3/1.5	1,250 (+8%)	9mo	$345,000	$276	43
208 Hampton Ave	0.61mi	4/1.5 (+1)	1,320 (+15%)	1mo	$160,500	$122	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-37,351
• Equity at exit: $37,127

10-year hold

• IRR: -11.1%
• Equity multiple: 0.40×
• Total profit: $-41,885
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$411 /mo · $4,936/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $126

Break-even live

Break-even rent $2,305

Max offer price $249,000

Occupancy floor 90%

Sensitivity live

Price	-10% $267	-5% $196	+0% $126	+5% $55	+10% $-15
Rent	-10% $-69	-5% $28	+0% $126	+5% $223	+10% $320
Rate	-1.0pp $251	-0.5pp $189	base $126	+0.5pp $61	+1.0pp $-5

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Elm Ct Rensselaer, NY	1.0–2.0	1.0–2.0	829	$1,830	$2.21	16d	1	1.09mi
1 Forrest Pointe Dr East Greenbush, NY	1.0–2.0	1.0–2.0	1193	$2,889	$2.42	16d	1	1.34mi

Listing history 3 events

1. 2026-06-22
   days on market $249,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $249,000 Active 1 DOM

ⓘ 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: $4,936 · $411/mo
• Projected year-2 tax: $4,936 · $411/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 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $29,567
• − Mortgage interest: −$13,948
• − Property taxes: −$4,936
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$7,244
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $2,116/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: East Greenbush Central School District
• NCES district ID: 3609630
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 71% ▲ 2.00%
• Median HH income: $73,174
• Composite: 61.16/100
• National rank: #783
• State rank: #132 of 590 in NY

Livability — Hampton Manor

• Score: 77/100
• State rank: #189
• US rank: #2794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Manor, NY
• County: Rensselaer County · 75,590 people
• City population: 21,631
• 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

1 event — show timeline

• 2026-06-18 Listed $249,000 Global MLS

Property tax history

+2.5%/yr

Latest (2025): $4,936 · -4.0% YoY. Source: county tax records.