2845 New Scotland Rd · Voorheesville, NY 12186

$108,900

4 bd · 2.0 ba · 2,319 sqft · SingleFamily public records · 111 Days on market

Built 1940 0.70 ac lot $47/sqft · 75% below area ↓ 35% since listing

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Why this score? — see what drove the B- 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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this 4-bedroom, 2-bath home located in Voorheesville’s desirable New Scotland corridor. Offering a spacious layout and a deep lot, this property is ready for renovation and ideal for investors or buyers looking to customize a home to their own vision. With solid bones and plenty of room to reimagine the interior, this is an excellent opportunity to build equity.

Key facts

• Solid bones
• Build equity
• Deep lot

Tags

• SPACIOUS LAYOUT
• DEEP LOT
• READY FOR RENOVATION
• SOLID BONES
• BUILD EQUITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $99k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 1.6% in Voorheesville — 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 72/100 on livability (#369 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D, amenities F, commute F.
• Voorheesville Central School District (rural): math 75% / reading 71% proficiency, ranked #89 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 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 $753 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $27k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,099 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 5.4

CMA / ARV

• ARV (median comp): $427,647
• List price: $108,900
• Delta: -74.54%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2958 New Scotland Rd	0.49mi	3/2.5 (-1)	2,120 (-9%)	8mo	$730,100	$344	50
2960 New Scotland Rd	0.55mi	4/3.5	2,116 (-9%)	9mo	$612,313	$289	47

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $2,891
• Equity at exit: $16,237

10-year hold

• IRR: 12.2%
• Equity multiple: 1.97×
• Total profit: $29,461
• Equity at exit: $9,416

Cash invested: $30,492 (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 12186

• Home prices YoY: -18.0%
• Active inventory: 44
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$571
• Tax from tax record: −$387 /mo · $4,648/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $320

Break-even live

Break-even rent $1,271

Max offer price $108,900

Occupancy floor 76%

Sensitivity live

Price	-10% $381	-5% $350	+0% $320	+5% $289	+10% $258
Rent	-10% $187	-5% $253	+0% $320	+5% $386	+10% $452
Rate	-1.0pp $374	-0.5pp $347	base $320	+0.5pp $291	+1.0pp $263

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-03
   days on market $108,900 Active 111 DOM
2. 2026-06-02
   days on market $108,900 Active 110 DOM
3. 2026-06-01
   days on market $108,900 Active 109 DOM
4. 2026-05-31
   days on market $108,900 Active 108 DOM
5. 2026-05-31
   days on market $108,900 Active 107 DOM
6. 2026-05-06
   price $110,000 396-char remark

   Show marketing remark (396 chars)

   Discover the potential in this 4-bedroom, 2-bath home located in Voorheesville’s desirable New Scotland corridor. Offering a spacious layout and a deep lot, this property is ready for renovation and ideal for investors or buyers looking to customize a home to their own vision. With solid bones and plenty of room to reimagine the interior, this is an excellent opportunity to build equity.

7. 2026-04-21
   status Active 396-char remark

   Show marketing remark (396 chars)

   Discover the potential in this 4-bedroom, 2-bath home located in Voorheesville’s desirable New Scotland corridor. Offering a spacious layout and a deep lot, this property is ready for renovation and ideal for investors or buyers looking to customize a home to their own vision. With solid bones and plenty of room to reimagine the interior, this is an excellent opportunity to build equity.

8. 2026-04-21
   price $114,900 396-char remark

   Show marketing remark (396 chars)

   Discover the potential in this 4-bedroom, 2-bath home located in Voorheesville’s desirable New Scotland corridor. Offering a spacious layout and a deep lot, this property is ready for renovation and ideal for investors or buyers looking to customize a home to their own vision. With solid bones and plenty of room to reimagine the interior, this is an excellent opportunity to build equity.

9. 2026-04-07
   price $124,999 396-char remark

   Show marketing remark (396 chars)

   Discover the potential in this 4-bedroom, 2-bath home located in Voorheesville’s desirable New Scotland corridor. Offering a spacious layout and a deep lot, this property is ready for renovation and ideal for investors or buyers looking to customize a home to their own vision. With solid bones and plenty of room to reimagine the interior, this is an excellent opportunity to build equity.

10. 2026-01-30
    listed $136,000 Active 396-char remark

    Show marketing remark (396 chars)

    Discover the potential in this 4-bedroom, 2-bath home located in Voorheesville’s desirable New Scotland corridor. Offering a spacious layout and a deep lot, this property is ready for renovation and ideal for investors or buyers looking to customize a home to their own vision. With solid bones and plenty of room to reimagine the interior, this is an excellent opportunity to build equity.

11. 2024-08-16
    price $139,900
12. 2024-07-22
    price $144,900
13. 2024-06-17
    status Active
14. 2024-05-16
    status Pending
15. 2024-05-16
    historical
16. 2023-12-18
    listed $149,900 Active
17. 2020-06-09
    historical
18. 2020-05-09
    price $195,900
19. 2020-02-08
    listed $199,900 New
20. 2015-12-01
    price $69,000
21. 2015-11-30
    historical
22. 2015-09-16
    status Active
23. 2015-09-16
    price $78,400
24. 2015-09-11
    historical
25. 2015-09-09
    listed $84,000 Active
26. 2009-11-12
    soldstatus $175,100
27. 2009-11-12
    soldstatus $175,000
28. 2009-10-28
    soldstatus $175,000
29. 2009-08-20
    historical
30. 2009-07-06
    listed $169,900
31. 2008-12-02
    historical
32. 2008-03-29
    listed $174,900
33. 2006-02-23
    soldstatus $169,000
34. 2005-03-31
    soldstatus $169,000
35. 2005-02-10
    historical
36. 2005-02-07
    listed $169,000

ⓘ 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: $4,648 · $387/mo
• Projected year-2 tax: $4,648 · $387/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,102
• − Mortgage interest: −$6,100
• − Property taxes: −$4,648
• − Insurance: −$544
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$3,168
• Taxable income: $2,426
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,253/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: Voorheesville Central School District
• NCES district ID: 3629670
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 71% ▲ 1.00%
• Median HH income: $86,855
• Composite: 65.4/100
• National rank: #482
• State rank: #89 of 590 in NY

Livability — Voorheesville

• Score: 72/100
• State rank: #369
• US rank: #6390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,608

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 3% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▼ -63.03%
• Current HPI: 286.557
• 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

-34.9% since first listed

31 events — show timeline

• 2026-05-06 Price Changed $110,000 UNYREIS
• 2026-04-21 Relisted — UNYREIS
• 2026-04-21 Price Changed $114,900 UNYREIS
• 2026-04-07 Price Changed $124,999 UNYREIS
• 2026-01-30 Listed $136,000 UNYREIS
• 2024-08-16 Price Changed $139,900 Global MLS
• 2024-07-22 Price Changed $144,900 Global MLS
• 2024-06-17 Relisted — Global MLS
• 2024-05-16 Pending — Global MLS
• 2024-05-16 Listing Removed — Global MLS
• 2023-12-18 Listed $149,900 Global MLS
• 2020-06-09 Listing Removed — Global MLS
• 2020-05-09 Price Changed $195,900 Global MLS
• 2020-02-08 Listed $199,900 Global MLS
• 2015-12-01 Price Changed $69,000 Global MLS
• 2015-11-30 Listing Removed — Global MLS
• 2015-09-16 Relisted — Global MLS
• 2015-09-16 Price Changed $78,400 Global MLS
• 2015-09-11 Listing Removed — Global MLS
• 2015-09-09 Listed $84,000 Global MLS
• 2009-11-12 Sold (Public Records) $175,000 Public Records
• 2009-11-12 Sold (Public Records) $175,100 Public Records
• 2009-10-28 Sold (MLS) $175,000 Global MLS
• 2009-08-20 Listing Removed — Global MLS
• 2009-07-06 Listed $169,900 Global MLS
• 2008-12-02 Listing Removed — Global MLS
• 2008-03-29 Listed $174,900 Global MLS
• 2006-02-23 Sold (Public Records) $169,000 Public Records
• 2005-03-31 Sold (MLS) $169,000 Global MLS
• 2005-02-10 Listing Removed — Global MLS
• 2005-02-07 Listed $169,000 Global MLS

Property tax history

-1.5%/yr

Latest (2025): $4,648 · +3.3% YoY. Source: county tax records.