8 Clover Ln · Loudonville, NY 12211

$269,000

2 bd · 1.0 ba · 998 sqft · SingleFamily public records · 16 Days on market

Built 1954 0.35 ac lot Est $313k · 14% 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).

• Cash flow +18.1/30.0
• ARV discount +13.9/15.0
• Schools +6.4/10.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to a rare opportunity to own a home in the highly desirable Loudonville area and award-winning school district. This home is ideal for investors, renovators, or buyers looking to create their dream home in the Capital Region's most sought-after neighborhoods. The property includes a two-car garage, sits on a spacious lot on a dead end street, and is conveniently located near shopping, dining, and major highways. Priced accordingly to reflect its condition, this property is being sold ''as-is'', offering a great opportunity for buyers to bring their vision and make it their own. Open House- Saturday 4/18/26 - 12:00-1:30pm

Key facts

• Spacious lot
• Dead end street
• 0.35 acre lot

Tags

• AWARD-WINNING SCHOOL DISTRICT
• SPACIOUS LOT
• DEAD END STREET

Property features AI

Exterior

• Parking: Attached garage with 2 garage spaces; Paved driveway; Total parking for 6 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; Fixer condition
• Construction: Vinyl siding; Shingle/asphalt roof
• Exterior features: Level, private, cleared lot; Main road frontage approximately 140 feet

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor
• Flooring: Linoleum flooring
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Baseboard heating; Electric heating; Oil heating
• Interior features: Five total rooms; French doors; Aluminum-framed windows; Slab foundation (no basement)
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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 $260k (3.3% below list).
• Recommended offer: $260k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.8% in Loudonville — 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.
• North Colonie CSD (suburban): math 70% / reading 76% proficiency, ranked #102 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Loudonville School (math 77% / reading 72%, grade A, #314 of 2,108 statewide, top 17%, 287 students, 14% FRL); Shaker Middle School (math 54% / reading 72%, grade B+, #129 of 729 statewide, top 18%, 1,423 students, 26% FRL); Shaker High School (math 98% / reading 93%, grade A+, #76 of 1,100 statewide, top 7%, 2,018 students, 25% FRL).
• Market conditions: 40 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 16 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,000 (3.3% below list)

Questions for the listing agent

1. Built in 1954 — 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: 0.97% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $313,372
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Osborne Rd	0.16mi	2/1.0	950 (-5%)	1mo	$389,000	$409	84
270 Osborne Rd	0.67mi	2/1.0	1,048 (+5%)	8mo	$255,000	$243	54
7 Twilight Ter	0.74mi	3/2.0 (+1)	987 (-1%)	9mo	$360,000	$365	47
4 Krug Ct	0.67mi	3/1.0 (+1)	1,083 (+8%)	5mo	$340,000	$314	45
25 Frantone Ln	0.55mi	3/1.5 (+1)	1,096 (+10%)	7mo	$390,000	$356	45
21 Tipton Dr	0.59mi	3/1.5 (+1)	1,100 (+10%)	15mo	$242,500	$220	36
2 Charming Ln	0.66mi	2/1.0	1,140 (+14%)	19mo	$236,734	$208	30

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-28,479
• Equity at exit: $40,109

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-5,304
• Equity at exit: $23,258

Cash invested: $75,320 (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 12211

• Active inventory: 40
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $237

Break-even live

Break-even rent $2,300

Max offer price $269,000

Occupancy floor 86%

Sensitivity live

Price	-10% $389	-5% $313	+0% $237	+5% $161	+10% $85
Rent	-10% $32	-5% $134	+0% $237	+5% $340	+10% $442
Rate	-1.0pp $373	-0.5pp $305	base $237	+0.5pp $167	+1.0pp $96

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Oakwood Dr Albany, NY	2.0	1.0	1008	$2,600	$2.58	25d	1	1.21mi
41 Oakwood Dr Albany, NY	2.0	1.0	1008	$2,600	$2.58	45d	1	1.21mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-30
   historical Contingent
3. 2026-04-15
   listed $269,000 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: $3,530 · $294/mo
• Projected year-2 tax: $4,038 · $337/mo
• Expected delta: +$508/yr (+$42/mo · 14.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $31,200
• − Mortgage interest: −$15,068
• − Property taxes: −$3,530
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$7,825
• Taxable loss: −$1,561
• Est. tax savings @ 24.0%: +$375
• After-tax cash flow: $3,219/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: North Colonie CSD
• NCES district ID: 3621000
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 76% ▲ 8.00%
• Median HH income: $74,762
• Composite: 64.2/100
• National rank: #565
• State rank: #102 of 590 in NY

Livability — Loudonville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Loudonville, NY
• City population: 13,800
• Population (ZIP): 13,800

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 (74%)
• Race & ethnicity: White 74% Asian 10% Two or more races 7% Hispanic / Latino 7% Black 4%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 89% English-only · Other Indo-European 2% Other Asian/Pacific 2% Arabic 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: ▼ -250.22%
• Current HPI: 290.4282
• 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

3 events — show timeline

• 2026-05-01 Pending — Global MLS
• 2026-04-30 Contingent — Global MLS
• 2026-04-15 Listed $269,000 Global MLS

Property tax history

-3.3%/yr

Latest (2025): $3,530 · -4.4% YoY. Source: county tax records.