45 Hudson Ave · Roessleville, NY 12205

$79,000

2 bd · 1.0 ba · 774 sqft · SingleFamily public records · 4 Days on market

Built 1950 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 RECEIVED ON THIS HOME. SELLER IS ASKING FOR ALL OFFERS TO BE IN BY THIS FRIDAY, APRIL 24 AT 4PM Opportunity knocks in Colonie! This 2-bedroom, 774 sq ft bungalow located in the highly desirable South Colonie School District offers incredible potential for investors, contractors, or flippers. Situated in a great neighborhood on a double lot, this property features solid bones but requires significant renovation due to prior water damage.

Key facts

• Solid bones
• Great neighborhood
• Double lot

Tags

• DOUBLE LOT
• SOLID BONES
• SIGNIFICANT RENOVATION
• GREAT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 17.8% 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 B — 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; 10 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1950 — 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: 2.36% ✓
• Cap rate: 17.80%
• Cash-on-cash: 41.10%
• DSCR: 2.83
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $194,274
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Hudson Ave	0.23mi	2/1.0	774 (0%)	0mo	$133,888	$173	89
1 Spruce St	0.17mi	2/1.0	816 (+5%)	1mo	$205,000	$251	82
14 Mountain View Ave	0.32mi	1/1.0 (-1)	838 (+8%)	10mo	$170,000	$203	58
29 Rooney Ave	0.71mi	2/1.0	744 (-4%)	10mo	$225,000	$302	53
36 Elmhurst Ave	0.64mi	2/1.0	832 (+8%)	18mo	$211,501	$254	43

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: 37.7%
• Equity multiple: 2.61×
• Total profit: $35,578
• Equity at exit: $11,779

10-year hold

• IRR: 44.3%
• Equity multiple: 5.23×
• Total profit: $93,644
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$414
• Tax from tax record: −$268 /mo · $3,212/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $758

Break-even live

Break-even rent $905

Max offer price $79,000

Occupancy floor 54%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 California Ave Albany, NY	2.0	1.0	685	$1,825	$2.66	14d	1	0.36mi
50 Rooney Ave Albany, NY	2.0	1.0	714	$2,000	$2.80	44d	1	0.76mi
8 Norton St Albany, NY	2.0	1.0	1100	$1,695	$1.54	14d	1	0.92mi
8 Norton St Trlr 10 Albany, NY	2.0	1.0	1100	$1,695	$1.54	23d	1	0.92mi
14 Orford St Unit 1 1s Albany, NY	2.0	1.0	800	$1,700	$2.12	14d	1	0.97mi
420 Sand Creek Rd Albany, NY	1.0–2.0	1.0	720	$1,755	$2.44	14d	1	1.02mi
13 Richards Dr Albany, NY	2.0	1.0	1100	$2,500	$2.27	21d	1	1.22mi
13 Hawley Ave Albany, NY	3.0	1.0	864	$2,550	$2.95	44d	1	1.24mi
18 Lily St Albany, NY	2.0	1.0	650	$1,200	$1.85	44d	1	1.31mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,226	$2.06	14d	22	1.32mi

Listing history 2 events

1. 2026-04-25
   status Pending
2. 2026-04-21
   listed $79,000 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: $3,212 · $268/mo
• Projected year-2 tax: $3,212 · $268/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: $22,365
• − Mortgage interest: −$4,425
• − Property taxes: −$3,212
• − Insurance: −$395
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$2,298
• Taxable income: $8,457
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $7,061/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

• 2026-04-25 Pending — Global MLS
• 2026-04-21 Listed $79,000 Global MLS

Property tax history

+2.8%/yr

Latest (2025): $3,212 · -4.4% YoY. Source: county tax records.