30 Chatham St · Nassau, NY 12123

$150,000

4 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 310 Days on market

Built 1878 0.32 ac lot ↓ 42% since listing

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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 +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +6.1/10.0
• DSCR +5.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

Key facts

• Large dining room
• Space for an office
• Oversized kitchen

Tags

• CORNER LOT
• OVERSIZED KITCHEN
• LARGE DINING ROOM
• CATHEDRAL CEILINGS
• SPACE FOR AN OFFICE
• WORK OUT ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#570 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A-; Watch: amenities F, commute F, health & safety D-.
• East Greenbush Central School District (suburban): math 68% / reading 71% proficiency, ranked #132 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Columbia High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,252 students, 27% FRL).
• Zoned-school proficiency averages 92% at this address vs 70% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the East Greenbush Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 25 active listings in the ZIP; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $109k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1878 — 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 B-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: 1.21% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $356,048
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Park Ave	0.43mi	3/2.0 (-1)	1,420 (-5%)	20mo	$338,500	$238	46
3217 US Highway 20	0.41mi	3/2.0 (-1)	1,627 (+9%)	17mo	$270,000	$166	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 3.16×
• Total profit: $90,912
• Equity at exit: $135,132

10-year hold

• IRR: 23.8%
• Equity multiple: 7.21×
• Total profit: $260,986
• Equity at exit: $291,417

Cash invested: $42,000 (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 12123

• Home prices YoY: 8.8%
• Active inventory: 25
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,817 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$445 /mo · $5,334/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $142

Break-even live

Break-even rent $1,638

Max offer price $150,000

Occupancy floor 87%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-12
   status Pending 830-char remark

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

2. 2026-04-08
   status Pending
3. 2025-09-12
   status Active 830-char remark

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

4. 2025-09-12
   price $150,000 830-char remark

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

5. 2025-09-12
   status Active

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

6. 2025-09-12
   price $150,000

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

7. 2025-09-08
   status Pending

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

8. 2025-09-08
   status Pending 830-char remark

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

9. 2025-08-21
   price $235,000 830-char remark

   Show marketing remark (830 chars)

   PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

10. 2025-08-21
    price $235,000

    Show marketing remark (830 chars)

    PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

11. 2025-06-20
    price $255,000 830-char remark

    Show marketing remark (830 chars)

    PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

12. 2025-06-20
    price $255,000

    Show marketing remark (830 chars)

    PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

13. 2025-05-29
    listed $259,000 Active 830-char remark

    Show marketing remark (830 chars)

    PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

14. 2025-05-29
    listed $259,000 Active

    Show marketing remark (830 chars)

    PRICE REDUCTION! OPEN HOUSE 8/24/25 1-3 PM Built in the late 1800's, this one will take you back in time. Corner lot in the Village of Nassau, easy for walking, close to the local stores and businesses. Original wide and narrow floor boards. Oversized kitchen which leads to a large dining room, and living room, all with lots of open bright space. 4 upstairs bedrooms, 1 large bath with clawfoot tub. One potential bedroom is approx 20'x16' with cathedral ceilings, and it has room for another bathroom in it as well. The second floor also has a space for an office or reading area and another space for a work out room or playroom. Quieter street, big workshop/garage, nice backyard off the deck. Bring your imagination and come take a look. Conveniently located within 20 minutes to Hudson, Albany, the Chathams, TSP and I-90

15. 2024-09-14
    listed $259,000 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: $5,334 · $445/mo
• Projected year-2 tax: $5,334 · $445/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 3/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,805
• − Mortgage interest: −$8,402
• − Property taxes: −$5,334
• − Insurance: −$750
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$4,364
• Taxable loss: −$534
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $1,830/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: East Greenbush Central School District
• NCES district ID: 3609630
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 71% ▲ 2.00%
• Median HH income: $73,174
• Composite: 61.16/100
• National rank: #783
• State rank: #132 of 590 in NY

Livability — Nassau

• Score: 67/100
• State rank: #570
• US rank: #10274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nassau, NY
• City population: 4,853
• Population (ZIP): 4,853

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 7% Lithuanian 7% Iranian 5%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.93%
• Current HPI: 296.9494
• 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

-42.1% since first listed

15 events — show timeline

• 2026-04-12 Pending — HVCRMLS
• 2026-04-08 Pending — Global MLS
• 2025-09-12 Relisted — HVCRMLS
• 2025-09-12 Price Changed $150,000 HVCRMLS
• 2025-09-12 Relisted — Global MLS
• 2025-09-12 Price Changed $150,000 Global MLS
• 2025-09-08 Pending — Global MLS
• 2025-09-08 Pending — HVCRMLS
• 2025-08-21 Price Changed $235,000 HVCRMLS
• 2025-08-21 Price Changed $235,000 Global MLS
• 2025-06-20 Price Changed $255,000 HVCRMLS
• 2025-06-20 Price Changed $255,000 Global MLS
• 2025-05-29 Listed $259,000 HVCRMLS
• 2025-05-29 Listed $259,000 Global MLS
• 2024-09-14 Listed $259,000 HVCRMLS

Property tax history

+1.5%/yr

Latest (2025): $5,334 · +4.9% YoY. Source: county tax records.