9 Fuller Ter · Colonie, NY 12205

$299,999

4 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 5 Days on market

Built 1948 5,227 sqft lot Est $364k · 18% 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 +13.6/30.0
• Schools +5.3/10.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 9 Fuller Terrace! Multiple Offers - Best and Final due March 21st by 5pm Open House - Saturday, March 21st from 11 AM-1 PM This well-maintained 4-bedroom, 1-bath home is located in the Village of Colonie within the highly rated South Colonie School District. Recent 2023 updates include a new Mitsubishi heat pump system, updated light fixtures, luxury vinyl plank flooring, and a new bathroom vanity, adding modern comfort and style throughout the home. The property also features an updated kitchen, newer furnace and central air, and brand-new windows installed in 2023. The upstairs floor plan offers potential to add a half bath, providing an opportunity for additional con

Key facts

• Newer furnace
• New bathroom vanity
• Updated kitchen

Tags

• MITSUBISHI HEAT PUMP SYSTEM
• UPDATED LIGHT FIXTURES
• LUXURY VINYL PLANK FLOORING
• NEW BATHROOM VANITY
• UPDATED KITCHEN
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $19 ($226/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 $261k (13.2% below list).
• Recommended offer: $261k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Colonie — 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 85/100 on livability (#37 in NY, #572 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, amenities C-, cost of living D.
• 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: Forest Park Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 304 students, 45% 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) — zoned schools average 43% FRL vs 19% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 34% 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 $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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,523 (13.2% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $363,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Fuller Ter	0.00mi	4/1.0	1,568 (0%)	1mo	$325,000	$207	100
28 Red Fox Dr	0.20mi	4/2.0	1,458 (-7%)	6mo	$299,900	$206	70
6 Barker St	0.19mi	4/1.5	1,700 (+8%)	6mo	$380,000	$224	70
11 Rapple Dr	0.43mi	4/2.0	1,536 (-2%)	5mo	$330,000	$215	68
44 Red Fox Dr	0.28mi	3/1.0 (-1)	1,344 (-14%)	6mo	$328,000	$244	53
1 Snaffle Ring	0.50mi	4/2.0	1,755 (+12%)	5mo	$307,000	$175	48
38 Parkwood Dr	0.68mi	3/2.0 (-1)	1,462 (-7%)	1mo	$370,000	$253	48
28 Bridle Path	0.49mi	3/1.0 (-1)	1,356 (-14%)	5mo	$315,000	$232	46
57 Bridle Path	0.55mi	4/2.0	1,791 (+14%)	2mo	$400,000	$223	45
8 Allyson Ct	0.63mi	4/3.0	1,424 (-9%)	4mo	$335,000	$235	44
27 Lois Ct	0.63mi	3/1.0 (-1)	1,368 (-13%)	3mo	$340,000	$249	41
11 Hanifin Ave	0.68mi	3/2.5 (-1)	1,358 (-13%)	2mo	$385,000	$284	34

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-47,393
• Equity at exit: $44,731

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-39,647
• Equity at exit: $25,938

Cash invested: $84,000 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,605 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$341 /mo · $4,093/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $19

Break-even live

Break-even rent $2,581

Max offer price $299,999

Occupancy floor 94%

Sensitivity live

Price	-10% $189	-5% $104	+0% $19	+5% $-66	+10% $-151
Rent	-10% $-187	-5% $-84	+0% $19	+5% $122	+10% $225
Rate	-1.0pp $170	-0.5pp $95	base $19	+0.5pp $-59	+1.0pp $-138

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-22
   status Pending
2. 2026-03-17
   listed $299,999 Active
3. 2023-10-04
   status Pending
4. 2023-10-02
   historical
5. 2023-09-26
   listed $279,900 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: $4,093 · $341/mo
• Projected year-2 tax: $4,581 · $382/mo
• Expected delta: +$489/yr (+$41/mo · 11.9%)

ⓘ 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 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: $31,263
• − Mortgage interest: −$16,805
• − Property taxes: −$4,093
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,501
• − Management: −$2,501
• − Depreciation: −$8,727
• Taxable loss: −$4,864
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $1,394/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 — Colonie

• Score: 85/100
• State rank: #37
• US rank: #572

Category grades

Amenities C- Commute A+ Cost of living D 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: Colonie, NY
• County: Albany County · 196,626 people
• City population: 25,912
• 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

+7.2% since first listed

5 events — show timeline

• 2026-03-22 Pending — Global MLS
• 2026-03-17 Listed $299,999 Global MLS
• 2023-10-04 Pending — Global MLS
• 2023-10-02 Listing Removed — Global MLS
• 2023-09-26 Listed $279,900 Global MLS

Property tax history

+4.6%/yr

Latest (2025): $4,093 · +3.4% YoY. Source: county tax records.