205 Schoolhouse Rd · Westmere, NY 12203

$279,700

3 bd · 1.5 ba · 1,382 sqft · SingleFamily public records · 6 Days on market

Built 1989 0.44 ac lot $202/sqft · 13% below area Est $323k · 13% under

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Why this score? — see what drove the D- 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).

• ARV discount +13.5/15.0
• Cash flow +7.1/30.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRIDE OF OWNERSHIP EVERYWHERE YOU LOOK/UNIQUE CONTEMPORARY/OPEN PLAN/CEDAR SIDED&VINYL/DETACHED GREENHOUSE/LARGE BEDROOMS/EXTREMELY PRIVATE YARD WOODED/HARDWOOD FLOORS AND PERGO/GREAT ROOM.WOOD FIREPLACE/VAULTED GREAT ROOM/FRESH PAINT FIRST FLOOR LAUNDY/CRAFT ROOM OR STUDY. Excellent Condition

Key facts

• Open concept
• Siding updates
• Furnace updates

Tags

• GUILDERLAND SCHOOL DISTRICT
• OPEN CONCEPT
• FURNACE UPDATES
• ROOF UPDATES
• SIDING UPDATES
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Total parking for 4 vehicles; 1 garage space
• Utilities: Public water; Public sewer; Cable connected
• Home design: Single-family residence; Main entry on first floor
• Construction: Cedar and vinyl siding; Asphalt roof; Concrete perimeter foundation; Built with crawl space
• Exterior features: Patio; Driveway paved; Garden; Partial fencing; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning; Has heating and cooling
• Interior features: Paddle fan; Vaulted ceilings; Sliding doors
• Laundry & utility: Main-level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (19.1% below list).
• Recommended offer: $209k (25.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#477 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A; Watch: amenities F, commute F, cost of living D-.
• Guilderland Central School District (suburban): math 61% / reading 68% proficiency, ranked #166 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Guilderland High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 1,462 students, 23% FRL).
• Zoned-school proficiency averages 90% at this address vs 64% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Guilderland Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 124 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 33% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $209,225 (25.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 10.3

CMA / ARV

• ARV (median comp): $322,936
• List price: $279,700
• Delta: -13.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Marjorie Dr	0.21mi	3/1.5	1,396 (+1%)	8mo	$289,000	$207	82
3 Caroline St	0.05mi	4/2.0 (+1)	1,488 (+8%)	3mo	$265,000	$178	75
223 Schoolhouse Rd	0.13mi	3/2.0	1,300 (-6%)	9mo	$241,000	$185	74
99 Vaughn Dr	0.16mi	3/2.5	1,255 (-9%)	7mo	$339,000	$270	67
108 Vaughn Dr	0.18mi	3/1.0	1,213 (-12%)	10mo	$270,000	$223	60
169 Schoolhouse Rd	0.20mi	4/2.0 (+1)	1,586 (+15%)	2mo	$160,000	$101	58
220 Woodscape Dr	0.58mi	3/2.5	1,440 (+4%)	9mo	$365,000	$253	55
24-26 E Dillenbeck Dr	0.74mi	2/1.0 (-1)	1,350 (-2%)	3mo	$273,000	$202	52
203 Woodscape Dr	0.60mi	4/2.0 (+1)	1,512 (+9%)	5mo	$420,000	$278	45
58 E Highland Dr	0.70mi	3/2.0	1,557 (+13%)	2mo	$350,000	$225	42
28 Chapman Dr	0.73mi	3/2.0	1,538 (+11%)	8mo	$380,000	$247	39
20 E Highland Dr	0.60mi	3/2.5	1,552 (+12%)	11mo	$432,000	$278	38

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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.07×
• Total profit: $-73,131
• Equity at exit: $41,704

10-year hold

• IRR: -32.8%
• Equity multiple: -0.35×
• Total profit: $-106,004
• Equity at exit: $24,183

Cash invested: $78,316 (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 12203

• Home prices YoY: -31.0%
• Rents YoY: 1.9%
• Active inventory: 124
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,467
• Tax from tax record: −$602 /mo · $7,230/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-399

Break-even live

Break-even rent $2,767

Max offer price $209,225

Occupancy floor —

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: $69,925
• Closing costs: $8,391
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Greenhill Ct Albany, NY	2.0	1.5	1350	$2,200	$1.63	43d	1	0.45mi
55 Woodlake Rd Albany, NY	1.0–2.0	1.0–2.0	903	$2,050	$2.27	14d	1	0.54mi
1700 Western Ave Albany, NY	1.0–2.0	1.0–2.0	1438	$2,500	$1.74	14d	1	1.09mi
23 The Concourse Unit 21 Albany, NY	2.0	1.0	1200	$2,000	$1.67	14d	1	1.09mi
32 Moreland Ave Unit NA Albany, NY	3.0	1.5	1500	$2,300	$1.53	21d	1	1.12mi
62 Homestead St Albany, NY	4.0	2.0	1600	$2,600	$1.62	43d	1	1.16mi
190 Church Rd Albany, NY	3.0	1.0	875	$2,600	$2.97	14d	1	1.35mi

Listing history 6 events

1. 2026-05-05
   status Pending 838-char remark
2. 2026-04-29
   listed $279,700 Active 838-char remark
3. 2004-12-17
   soldstatus $189,000
4. 2004-10-29
   soldstatus $189,000 298-char remark

   Show marketing remark (298 chars)

   PRIDE OF OWNERSHIP EVERYWHERE YOU LOOK/UNIQUE CONTEMPORARY/OPEN PLAN/CEDAR SIDED&VINYL/DETACHED GREENHOUSE/LARGE BEDROOMS/EXTREMELY PRIVATE YARD WOODED/HARDWOOD FLOORS AND PERGO/GREAT ROOM.WOOD FIREPLACE/VAULTED GREAT ROOM/FRESH PAINT FIRST FLOOR LAUNDY/CRAFT ROOM OR STUDY. Excellent Condition

5. 2004-09-15
   historical 298-char remark

   Show marketing remark (298 chars)

   PRIDE OF OWNERSHIP EVERYWHERE YOU LOOK/UNIQUE CONTEMPORARY/OPEN PLAN/CEDAR SIDED&VINYL/DETACHED GREENHOUSE/LARGE BEDROOMS/EXTREMELY PRIVATE YARD WOODED/HARDWOOD FLOORS AND PERGO/GREAT ROOM.WOOD FIREPLACE/VAULTED GREAT ROOM/FRESH PAINT FIRST FLOOR LAUNDY/CRAFT ROOM OR STUDY. Excellent Condition

6. 2004-08-09
   listed $189,900 298-char remark

   Show marketing remark (298 chars)

   PRIDE OF OWNERSHIP EVERYWHERE YOU LOOK/UNIQUE CONTEMPORARY/OPEN PLAN/CEDAR SIDED&VINYL/DETACHED GREENHOUSE/LARGE BEDROOMS/EXTREMELY PRIVATE YARD WOODED/HARDWOOD FLOORS AND PERGO/GREAT ROOM.WOOD FIREPLACE/VAULTED GREAT ROOM/FRESH PAINT FIRST FLOOR LAUNDY/CRAFT ROOM OR STUDY. Excellent Condition

ⓘ 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: $7,230 · $602/mo
• Projected year-2 tax: $7,230 · $602/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 4/10 Moderate 7 d/yr ≥98°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: $27,142
• − Mortgage interest: −$15,668
• − Property taxes: −$7,230
• − Insurance: −$1,398
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$8,137
• Taxable loss: −$9,633
• Est. tax savings @ 24.0%: +$2,312
• After-tax cash flow: $-2,475/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: Guilderland Central School District
• NCES district ID: 3613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 68% ▲ 5.00%
• Median HH income: $75,669
• Composite: 57.24/100
• National rank: #1093
• State rank: #166 of 590 in NY

Livability — Westmere

• Score: 69/100
• State rank: #477
• US rank: #8403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albany County · 196,626 people
• City population: 30,080
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 30,771
• Household income: $83,147
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1704.0

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 (69%)
• Race & ethnicity: White 69% Black 10% Asian 8% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 6% Spanish 3% Russian/Polish/Slavic 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: ▼ -133.05%
• Current HPI: 296.0467
• Rent YoY: ▲ 1.85%
• 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

+85.6% since first listed

7 events — show timeline

• 2026-06-11 Sold (MLS) $352,500 Global MLS
• 2026-05-05 Pending — Global MLS
• 2026-04-29 Listed $279,700 Global MLS
• 2004-12-17 Sold (Public Records) $189,000 Public Records
• 2004-10-29 Sold (MLS) $189,000 Global MLS
• 2004-09-15 Listing Removed — Global MLS
• 2004-08-09 Listed $189,900 Global MLS

Property tax history

+4.6%/yr

Latest (2025): $7,230 · +2.2% YoY. Source: county tax records.