15 Quincy St · Roessleville, NY 12205

$159,900

3 bd · 1.5 ba · 1,676 sqft · SingleFamily public records · 4 Days on market

Built 1940 6,969 sqft lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers have been received. BEST AND FINAL Saturday 4/11 at 3pm. Fixer upper ready to go. This home has hardwood floors throughout an boasts a nice sized kitchen, large living room with wood burning fireplace. Full bath on both first and second floor. Basement is plumbed for a bathroom (needs a lot of love). This home Is currently on oil heat but natural gas is at the street. Newer roof and some newer windows. Newer boiler and hot water tank. Sold AS IS. There is a ton of potential here in South Colonie Schools.

Key facts

• 6,969 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Attached garage (1 garage space); Total of 4 parking spaces
• Utilities: Public water; Public sewer; 150 amp electric service
• Home design: Single family residence; Brick construction
• Construction: Brick exterior
• Exterior features: Partial chain-link fencing; Lot approximately 0.16 acres

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: First-floor bedroom; Two second-floor bedrooms
• Flooring: Tile; Carpet; Hardwood
• Bathrooms: Three full bathrooms (one on the first floor, one on the second floor, one in the basement)
• Heating & cooling: Oil radiant heating
• Interior features: Nine total rooms; Full finished basement; Living room fireplace (wood-burning)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.2% 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: 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: 105 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $377,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Natick St	0.17mi	3/1.5	1,600 (-4%)	6mo	$340,000	$213	80
3 Launfal St	0.31mi	3/2.5	1,740 (+4%)	9mo	$410,000	$236	67
27 Wendell Dr	0.22mi	3/2.0	1,488 (-11%)	9mo	$365,000	$245	62
20 Crestone Rd	0.32mi	4/2.0 (+1)	1,800 (+7%)	6mo	$425,000	$236	61
161 Exchange St	0.42mi	3/1.0	1,549 (-8%)	7mo	$170,000	$110	60
107 Frederick Ave	0.70mi	3/2.0	1,650 (-2%)	9mo	$335,000	$203	55
52 Old Birch Ln	0.55mi	3/2.5	1,830 (+9%)	2mo	$521,000	$285	54
4 Warwick Ave	0.55mi	4/2.0 (+1)	1,600 (-4%)	9mo	$390,000	$244	52
241 Sand Creek Rd	0.56mi	3/1.5	1,892 (+13%)	0mo	$425,000	$225	52
37 Rooney Ave	0.46mi	4/1.0 (+1)	1,434 (-14%)	2mo	$260,000	$181	46
9 Carol Ann Dr	0.67mi	3/1.5	1,501 (-10%)	9mo	$315,000	$210	44
103 Frederick Ave	0.69mi	3/2.0	1,452 (-13%)	4mo	$318,000	$219	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,382
• Equity at exit: $23,842

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $30,793
• Equity at exit: $13,825

Cash invested: $44,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$839
• Tax from tax record: −$389 /mo · $4,669/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $383

Break-even live

Break-even rent $1,638

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $473	-5% $428	+0% $383	+5% $338	+10% $292
Rent	-10% $215	-5% $299	+0% $383	+5% $467	+10% $551
Rate	-1.0pp $463	-0.5pp $423	base $383	+0.5pp $341	+1.0pp $299

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Brayton St Albany, NY	3.0	1.5	1414	$1,950	$1.38	22d	1	0.17mi
8 Norton St Albany, NY	2.0	1.0	1100	$1,695	$1.54	15d	1	0.21mi
8 Norton St Trlr 10 Albany, NY	2.0	1.0	1100	$1,695	$1.54	24d	1	0.21mi
34 B Commodore St Colonie, NY	3.0	1.5	1200	$2,200	$1.83	15d	1	0.30mi
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	44d	1	0.51mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	15d	22	0.74mi
33 A Ledgewood Dr Colonie, NY	2.0	1.5	1300	$2,100	$1.62	15d	1	0.89mi
2 Van Buren Ave Albany, NY	3.0	1.0	1500	$2,350	$1.57	44d	1	0.99mi
32 Richmond St Unit 2 Albany, NY	3.0	3.0	1248	$2,500	$2.00	15d	1	1.01mi
35 Cherry St Apt B Albany, NY	2.0	1.0	1400	$1,800	$1.29	44d	1	1.09mi
234 Osborne Rd Albany, NY	4.0	1.5	1260	$2,800	$2.22	44d	1	1.27mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	15d	1	1.33mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	44d	1	1.40mi

Listing history 2 events

1. 2026-04-12
   status Pending
2. 2026-04-08
   listed $159,900 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: $4,669 · $389/mo
• Projected year-2 tax: $4,669 · $389/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 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: $25,474
• − Mortgage interest: −$8,957
• − Property taxes: −$4,669
• − Insurance: −$800
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$4,652
• Taxable income: $2,321
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $4,037/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

2 events — show timeline

• 2026-04-12 Pending — Global MLS
• 2026-04-08 Listed $159,900 Global MLS

Property tax history

+1.2%/yr

Latest (2025): $4,669 · -1.9% YoY. Source: county tax records.