24 James Dr · Loudonville, NY 12211

$529,900

3 bd · 1.5 ba · 2,068 sqft · SingleFamily public records · 20 Days on market

Built 1960 0.36 ac lot $256/sqft · 21% below area Est $684k · 23% under

---

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 +15.9/30.0
• ARV discount +15.0/15.0
• Schools +5.3/10.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• 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

Bring your vision, tools, and contractor, this raised ranch in a premium Colonie neighborhood is ready for a full makeover. The upper level offers an open kitchen/dining layout, three bedrooms and a full bath. Lower level, you'll find a spacious family room with half bath and walk-out access plus an additional room perfect for a home office, boiler room with laundry & attached garage. The home runs on natural gas with public water/sewer. Forced air ducts ready to tie in central air. Furnace was operational last winter and there are no known active roof leaks. This property is not for the faint of heart but for the right buyer, it's a blank canvas with tremendous upside potential. Renovate, reimagine, and unlock the true value in one of Colonie's most sought-after locations. Easy to show, inquire today!

Key facts

• Open floor plan
• New furnace
• Updated baths

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• NEW WINDOWS
• NEW SIDING
• UPDATED BATHS
• NEW FURNACE

Property features AI

Exterior

• Parking: 2-car garage; Space for a total of 6 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Updated / remodeled; Living area approximately 2,100
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Paved driveway; Exterior lighting; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Three bedrooms on the second floor; One bedroom on the first floor
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceramic tile baths; Walk-out basement access; 1 fireplace (electric)
• Laundry & utility: Dedicated laundry room (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $530k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/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 $470k (11.3% below list).
• Recommended offer: $470k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.1% in Loudonville — 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: Colonie Central High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,538 students, 39% FRL) — zoned schools average 39% FRL vs 19% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 84% at this address vs 60% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the South Colonie Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 20 days — a 2% lower offer ($522k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $282k; list at $530k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $470,000 (11.3% 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: 0.89% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (median comp): $683,798
• List price: $529,900
• Delta: -22.51%
• 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
24 James Dr	0.00mi	3/1.5	2,068 (0%)	7mo	$282,000	$136	94
18 Delia St	0.18mi	3/2.5	2,185 (+6%)	6mo	$735,876	$337	73
22 Danielwood Dr	0.23mi	3/2.0	1,890 (-9%)	2mo	$468,000	$248	72
15 Tower Hts	0.26mi	4/2.5 (+1)	2,164 (+5%)	5mo	$440,000	$203	67
19 Dogwood Ln	0.46mi	2/2.0 (-1)	2,075 (+0%)	5mo	$525,000	$253	66
62 Pheasant Ridge Dr	0.32mi	3/2.5	1,966 (-5%)	8mo	$470,000	$239	66
38 Joy Dr	0.33mi	4/2.5 (+1)	2,212 (+7%)	4mo	$485,000	$219	61
42 Pheasant Ridge Dr	0.45mi	4/2.5 (+1)	1,941 (-6%)	6mo	$445,000	$229	55
19 Ann Lee Ct	0.74mi	3/2.5	1,998 (-3%)	3mo	$520,000	$260	53
28 Dogwood Ln	0.50mi	3/3.5	2,250 (+9%)	2mo	$610,000	$271	52
12 Carlton Ter	0.39mi	4/2.5 (+1)	2,317 (+12%)	7mo	$540,000	$233	47
2 Van Tassel Ct	0.51mi	3/2.5	1,802 (-13%)	8mo	$570,000	$316	45

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-69,711
• Equity at exit: $79,010

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-40,050
• Equity at exit: $45,816

Cash invested: $148,372 (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 12211

• Active inventory: 39
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,700 medium
• Mortgage (P&I): −$2,779
• Tax from tax record: −$459 /mo · $5,506/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$987
• Net cashflow: $255

Break-even live

Break-even rent $4,378

Max offer price $529,900

Occupancy floor 90%

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: $132,475
• Closing costs: $15,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Glennon Rd Latham, NY	4.0	2.5	2732	$4,700	$1.72	23d	1	1.39mi

Listing history 10 events

1. 2026-06-03
   statusdays on market $529,900 Pending 20 DOM
2. 2026-06-02
   days on market $529,900 Active 19 DOM
3. 2026-06-01
   days on market $529,900 Active 18 DOM
4. 2026-05-31
   days on market $529,900 Active 17 DOM
5. 2026-05-31
   days on market $529,900 Active 16 DOM
6. 2026-05-13
   listed $529,900 Active 505-char remark
7. 2025-11-14
   soldstatus $282,000
8. 2025-11-12
   soldstatus $282,000 Closed 818-char remark

   Show marketing remark (818 chars)

   Bring your vision, tools, and contractor, this raised ranch in a premium Colonie neighborhood is ready for a full makeover. The upper level offers an open kitchen/dining layout, three bedrooms and a full bath. Lower level, you'll find a spacious family room with half bath and walk-out access plus an additional room perfect for a home office, boiler room with laundry & attached garage. The home runs on natural gas with public water/sewer. Forced air ducts ready to tie in central air. Furnace was operational last winter and there are no known active roof leaks. This property is not for the faint of heart but for the right buyer, it's a blank canvas with tremendous upside potential. Renovate, reimagine, and unlock the true value in one of Colonie's most sought-after locations. Easy to show, inquire today!

9. 2025-09-29
   status Pending 818-char remark

   Show marketing remark (818 chars)

   Bring your vision, tools, and contractor, this raised ranch in a premium Colonie neighborhood is ready for a full makeover. The upper level offers an open kitchen/dining layout, three bedrooms and a full bath. Lower level, you'll find a spacious family room with half bath and walk-out access plus an additional room perfect for a home office, boiler room with laundry & attached garage. The home runs on natural gas with public water/sewer. Forced air ducts ready to tie in central air. Furnace was operational last winter and there are no known active roof leaks. This property is not for the faint of heart but for the right buyer, it's a blank canvas with tremendous upside potential. Renovate, reimagine, and unlock the true value in one of Colonie's most sought-after locations. Easy to show, inquire today!

10. 2025-09-26
    listed $225,000 Active 818-char remark

    Show marketing remark (818 chars)

    Bring your vision, tools, and contractor, this raised ranch in a premium Colonie neighborhood is ready for a full makeover. The upper level offers an open kitchen/dining layout, three bedrooms and a full bath. Lower level, you'll find a spacious family room with half bath and walk-out access plus an additional room perfect for a home office, boiler room with laundry & attached garage. The home runs on natural gas with public water/sewer. Forced air ducts ready to tie in central air. Furnace was operational last winter and there are no known active roof leaks. This property is not for the faint of heart but for the right buyer, it's a blank canvas with tremendous upside potential. Renovate, reimagine, and unlock the true value in one of Colonie's most sought-after locations. Easy to show, inquire today!

ⓘ 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: $5,506 · $459/mo
• Projected year-2 tax: $7,231 · $603/mo
• Expected delta: +$1,725/yr (+$144/mo · 31.3%)

ⓘ 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 ≥96°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: $56,400
• − Mortgage interest: −$29,683
• − Property taxes: −$5,506
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,512
• − Management: −$4,512
• − Depreciation: −$15,415
• Taxable loss: −$5,878
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $4,465/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 — Loudonville

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

Census & demographics

• Census place: Loudonville, NY
• City population: 13,800
• Population (ZIP): 13,800

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 (74%)
• Race & ethnicity: White 74% Asian 10% Two or more races 7% Hispanic / Latino 7% Black 4%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 89% English-only · Other Indo-European 2% Other Asian/Pacific 2% Arabic 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: ▼ -250.22%
• Current HPI: 290.4282
• Rent YoY: —
• Metro: —
• 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

+135.5% since first listed

6 events — show timeline

• 2026-06-03 Pending — Global MLS
• 2026-05-13 Listed $529,900 Global MLS
• 2025-11-14 Sold (Public Records) $282,000 Public Records
• 2025-11-12 Sold (MLS) $282,000 Global MLS
• 2025-09-29 Pending — Global MLS
• 2025-09-26 Listed $225,000 Global MLS

Property tax history

-2.6%/yr

Latest (2025): $5,506 · -1.4% YoY. Source: county tax records.