33 Osborne Rd · Roessleville, NY 12205

$246,900

4 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 5 Days on market

Built 1920 0.26 ac lot Est $347k · 29% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

LOTS OF POTENTIAL! NEED TLC/1ST FLOOR HAS LARGE DR/MOSTLY HARDWOOD FLOORS/2 CAR GARAGE/SOLD AS IS/NO STAR EXEMPTION -- Very Good Condition

Key facts

• Generous lot
• 0.26 acre lot
• 2 garage spots

Tags

• SPACIOUS 2-BEDROOM LAYOUT
• AMPLE OFF-STREET PARKING
• GENEROUS LOT

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces (4 parking spaces total)
• Utilities: Public sewer
• Home design: Duplex; Living area approximately 1,848 (listed value)
• Construction: Shingle siding; Asphalt roof
• Exterior features: Level lot

Interior

• Bedrooms: Unit 1 has 2 bedrooms; Unit 2 has 2 bedrooms
• Bathrooms: 2 full bathrooms total (one full bath on the 1st level, one full bath on the 2nd level)
• Heating & cooling: Natural gas heating
• Interior features: Crawl space and full basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $247k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $517/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $247k).
• Cap rate 11.3% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $3,530/mo this rent would consume 47% of the median local household income ($91k/yr) (locally 530% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $69k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 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.
• Current owner paid $109k; list at $247k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.96%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $347,424
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Osborne Rd	0.14mi	4/2.0	1,848 (0%)	16mo	$280,000	$152	80
22 Yardboro Ave	0.32mi	4/2.0	1,828 (-1%)	15mo	$190,000	$104	71
15 Leach Ave	0.24mi	5/2.0 (+1)	1,937 (+5%)	11mo	$320,000	$165	67
14 Orford St	0.16mi	4/2.0	1,600 (-13%)	6mo	$300,000	$188	65
29 Commodore St	0.32mi	4/2.0	1,924 (+4%)	17mo	$428,000	$222	64
22 Maplewood Ave	0.43mi	4/2.0	1,774 (-4%)	12mo	$410,000	$231	63
6 N Elmhurst Ave	0.37mi	4/2.0	1,620 (-12%)	8mo	$320,000	$198	56

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $25,977
• Equity at exit: $36,814

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $107,816
• Equity at exit: $21,347

Cash invested: $69,132 (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: 11.7×

Monthly cashflow live

• Estimated rent: $3,530 high
• Mortgage (P&I): −$1,295
• Tax from tax record: −$356 /mo · $4,276/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $1,035

Break-even live

Break-even rent $2,220

Max offer price $246,900

Occupancy floor 66%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,530
Total (2 units)			$3,530

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: $61,725
• Closing costs: $7,407
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Brayton St Albany, NY	3.0	1.5	1414	$1,950	$1.38	21d	1	0.09mi
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	43d	1	0.46mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	14d	22	0.78mi
2 Van Buren Ave Albany, NY	3.0	1.0	1500	$2,350	$1.57	43d	1	0.91mi
32 Richmond St Unit 2 Albany, NY	3.0	3.0	1248	$2,500	$2.00	14d	1	1.09mi
234 Osborne Rd Albany, NY	4.0	1.5	1260	$2,800	$2.22	43d	1	1.27mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	43d	1	1.48mi

Listing history 6 events

1. 2026-06-17
   status $246,900 Pending 5 DOM
2. 2026-06-17
   days on market $246,900 Active 5 DOM
3. 2026-06-16
   days on market $246,900 Active 4 DOM
4. 2026-06-15
   days on market $246,900 Active 3 DOM
5. 2026-06-13
   remarks 599-char remark
6. 2026-06-13
   listed $246,900 Active 1 DOM

ⓘ 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: $4,276 · $356/mo
• Projected year-2 tax: $4,276 · $356/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: $42,360
• − Mortgage interest: −$13,830
• − Property taxes: −$4,276
• − Insurance: −$1,234
• − Repairs & maintenance: −$3,389
• − Management: −$3,389
• − Depreciation: −$7,183
• Taxable income: $9,059
• Est. tax owed @ 24.0%: −$2,174
• After-tax cash flow: $10,243/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

+124.7% since first listed

5 events — show timeline

• 2026-06-12 Listed $246,900 Global MLS
• 2004-11-03 Sold (Public Records) $109,000 Public Records
• 2004-10-22 Sold (MLS) $109,000 Global MLS
• 2004-07-11 Listing Removed — Global MLS
• 2004-06-14 Listed $109,900 Global MLS

Property tax history

+2.3%/yr

Latest (2025): $4,276 · -6.5% YoY. Source: county tax records.