13 Winslow Dr · Niskayuna, NY 12309

$299,900

2 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 24 Days on market

Built 1961 10,018 sqft lot $243/sqft · 12% below area Est $343k · 12% under

---

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 +13.1/15.0
• Cash flow +6.3/30.0
• Schools +5.3/10.0
• Livability +4.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• 1% rule +1.3/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Offers, HB due by 12/1/25 @12pm. Step into a solid investment opportunity at 13 Winslow Drive, a 4 bedroom, 1 bath home on .23 acres offering 1236 square feet in the desirable South Colonie School District. The property needs work and is being sold strictly as is with no representations or warranties. The backyard is a standout feature with plenty of space to transform. Will not qualify for traditional financing. No offers will be reviewed until the property been on the market for 8 full days.

Key facts

• New furnace
• New kitchen
• A/c unit

Tags

• NEW KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• CERAMIC TILE BATHROOM
• NEW FURNACE
• A/C UNIT

Property features AI

Exterior

• Parking: Two parking spaces; Paved driveway
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Updated / remodeled; Level lot
• Construction: Stone and vinyl siding exterior; Asphalt roof; Slab foundation; Built living area approximately 1,236
• Exterior features: Covered rear porch; Patio; Back yard fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Three first-floor bedrooms; One second-floor bedroom
• Flooring: Vinyl; Carpet; Ceramic tile; Hardwood
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High-speed internet access; Walk-in closet(s); 8 total rooms
• Laundry & utility: Dedicated laundry room; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (37.2% below list).
• Recommended offer: $188k (37.2% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.6% in Niskayuna — 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 91/100 on livability (#3 in NY, #51 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• 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: Veeder Elementary School (math 67% / reading 62%, grade B, #591 of 2,108 statewide, top 31%, 436 students, 32% FRL); Lisha Kill Middle School (math 44% / reading 55%, grade C, #280 of 729 statewide, top 40%, 628 students, 33% FRL); 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 35% FRL vs 19% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 166 active listings in the ZIP; high-income renter base; 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 $9k 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 24 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 6 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 $172k; list at $300k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $188,308 (37.2% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 0.63% ✗
• Cap rate: 4.14%
• Cash-on-cash: -7.68%
• DSCR: 0.66
• GRM: 13.3

CMA / ARV

• ARV (median comp): $342,515
• List price: $299,900
• Delta: -12.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Jones Dr	0.41mi	3/2.0 (+1)	1,200 (-3%)	10mo	$310,000	$258	59
61 Jones Dr	0.10mi	3/1.5 (+1)	1,104 (-11%)	17mo	$392,000	$355	57
688 Pearse Rd	0.68mi	3/1.5 (+1)	1,196 (-3%)	20mo	$330,000	$276	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.05×
• Total profit: $-88,362
• Equity at exit: $44,716

10-year hold

• IRR: -60.8%
• Equity multiple: -0.70×
• Total profit: $-142,371
• Equity at exit: $25,930

Cash invested: $83,972 (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 12309

• Rents YoY: -1.6%
• Active inventory: 166
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$328 /mo · $3,932/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-538

Break-even live

Break-even rent $2,564

Max offer price $204,914

Occupancy floor —

Sensitivity live

Price	-10% $-368	-5% $-453	+0% $-538	+5% $-623	+10% $-707
Rent	-10% $-686	-5% $-612	+0% $-538	+5% $-463	+10% $-389
Rate	-1.0pp $-387	-0.5pp $-461	base $-538	+0.5pp $-615	+1.0pp $-694

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-14
   status Pending 354-char remark
2. 2026-04-20
   listed $299,900 Active 354-char remark
3. 2026-01-30
   soldstatus $172,000 Closed 508-char remark

   Show marketing remark (508 chars)

   Multiple Offers, HB due by 12/1/25 @12pm. Step into a solid investment opportunity at 13 Winslow Drive, a 4 bedroom, 1 bath home on .23 acres offering 1236 square feet in the desirable South Colonie School District. The property needs work and is being sold strictly as is with no representations or warranties. The backyard is a standout feature with plenty of space to transform. Will not qualify for traditional financing. No offers will be reviewed until the property been on the market for 8 full days.

4. 2025-12-02
   status Pending 508-char remark

   Show marketing remark (508 chars)

   Multiple Offers, HB due by 12/1/25 @12pm. Step into a solid investment opportunity at 13 Winslow Drive, a 4 bedroom, 1 bath home on .23 acres offering 1236 square feet in the desirable South Colonie School District. The property needs work and is being sold strictly as is with no representations or warranties. The backyard is a standout feature with plenty of space to transform. Will not qualify for traditional financing. No offers will be reviewed until the property been on the market for 8 full days.

5. 2025-11-17
   listed $150,000 Active 508-char remark

   Show marketing remark (508 chars)

   Multiple Offers, HB due by 12/1/25 @12pm. Step into a solid investment opportunity at 13 Winslow Drive, a 4 bedroom, 1 bath home on .23 acres offering 1236 square feet in the desirable South Colonie School District. The property needs work and is being sold strictly as is with no representations or warranties. The backyard is a standout feature with plenty of space to transform. Will not qualify for traditional financing. No offers will be reviewed until the property been on the market for 8 full days.

6. 2017-09-19
   listed $1,475 New

   Show marketing remark (530 chars)

   Fantastic ranch, in South Colonie schools with low taxes. First time home buyers or someone looking to downsize to one level living, this is the home for you. Spacious rooms, updated home in a great location. Home can serve as a nice rental property as well. Enjoy the updated kitchen, counter tops, floors and hardware. New laminate and tile flooring. Newer roof and siding to complement the stamped concrete patio, large fenced in yard and newer driveway. Home is move in ready and the sellers are motivated. Very Good Condition

7. 2017-09-19
   soldstatus $53,100 Closed (Final Sale)

   Show marketing remark (530 chars)

   Fantastic ranch, in South Colonie schools with low taxes. First time home buyers or someone looking to downsize to one level living, this is the home for you. Spacious rooms, updated home in a great location. Home can serve as a nice rental property as well. Enjoy the updated kitchen, counter tops, floors and hardware. New laminate and tile flooring. Newer roof and siding to complement the stamped concrete patio, large fenced in yard and newer driveway. Home is move in ready and the sellers are motivated. Very Good Condition

8. 2017-02-01
   historical
9. 2016-08-02
   listed $174,900 New
10. 2015-06-03
    historical
11. 2015-04-13
    listed $178,000
12. 2004-11-19
    soldstatus $115,200
13. 2004-11-13
    soldstatus $109,000
14. 2004-08-10
    historical
15. 2004-06-11
    listed $109,900

ⓘ 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: $3,932 · $328/mo
• Projected year-2 tax: $4,500 · $375/mo
• Expected delta: +$568/yr (+$47/mo · 14.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $22,597
• − Mortgage interest: −$16,799
• − Property taxes: −$3,932
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − Depreciation: −$8,724
• Taxable loss: −$11,973
• Est. tax savings @ 24.0%: +$2,874
• After-tax cash flow: $-3,579/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 — Niskayuna

• Score: 91/100
• State rank: #3
• US rank: #51

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Schenectady County · 141,369 people
• City population: 32,996
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 33,246
• Household income: $125,274
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 300.0

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 (76%)
• Race & ethnicity: White 76% Asian 9% Two or more races 8% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 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: ▼ -228.63%
• Current HPI: 294.773
• Rent YoY: ▼ -1.55%
• 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

+172.9% since first listed

15 events — show timeline

• 2026-05-14 Pending — Global MLS
• 2026-04-20 Listed $299,900 Global MLS
• 2026-01-30 Sold (MLS) $172,000 Global MLS
• 2025-12-02 Pending — Global MLS
• 2025-11-17 Listed $150,000 Global MLS
• 2017-09-19 Listed $1,475 Global MLS
• 2017-09-19 Sold (MLS) $53,100 Global MLS
• 2017-02-01 Listing Removed — Global MLS
• 2016-08-02 Listed $174,900 Global MLS
• 2015-06-03 Listing Removed — Global MLS
• 2015-04-13 Listed $178,000 Global MLS
• 2004-11-19 Sold (Public Records) $115,200 Public Records
• 2004-11-13 Sold (MLS) $109,000 Global MLS
• 2004-08-10 Listing Removed — Global MLS
• 2004-06-11 Listed $109,900 Global MLS

Property tax history

+0.4%/yr

Latest (2025): $3,932 · -3.1% YoY. Source: county tax records.