1301 Broadway · Rensselaer, NY 12144

$185,000

3 bd · 2.0 ba · 961 sqft · SingleFamily public records · 13 Days on market

Built 1945 4,356 sqft lot Est $163k · 13% over

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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).

• Cash flow +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready 3 bed 2 bath available now in Rensselaer! Central location in Rensselaer, minutes away from the train station and downtown Albany. Close to 787 and I90. Contingent on owners finding a new home.

Key facts

• New plumbing
• Fresh paint
• New flooring

Tags

• FULL BASEMENT
• DRIVEWAY PARKING
• NEW BASEBOARD HEATING SYSTEM
• NEW PLUMBING
• NEW FLOORING
• FRESH PAINT

Property features AI

Exterior

• Parking: Stone driveway with space for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 0.1 acre (about 4,356 sq ft)

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: One bedroom on the first level; Two bedrooms on the second level
• Bathrooms: 2 full bathrooms (one on the first level, one on the second level)
• Heating & cooling: Baseboard heating
• Interior features: 8 total rooms; Unfinished basement with exterior entry and walk-out access
• Laundry & utility: Washer and dryer; Laundry room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.8% vs local median 5.0% in Rensselaer — 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 77/100 on livability (#191 in NY, #2,967 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools C-, crime D+.
• Rensselaer City School District (suburban): math 28% / reading 34% proficiency, ranked #574 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 102 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1945 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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 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: 1.02% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $163,370
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 4th St	0.29mi	2/1.0 (-1)	1,010 (+5%)	4mo	$172,000	$170	65
70 Fowler Ave	0.35mi	2/1.0 (-1)	1,025 (+7%)	4mo	$193,000	$188	60
2 Patten Ave	0.62mi	3/1.0	1,010 (+5%)	12mo	$171,000	$169	48
1600 2nd St	0.42mi	2/1.0 (-1)	891 (-7%)	17mo	$140,000	$157	45
1701 4th St	0.50mi	3/1.0	900 (-6%)	22mo	$90,000	$100	44
68 Elm St	0.67mi	3/1.0	880 (-8%)	12mo	$55,000	$63	40
1602 2nd St	0.43mi	2/1.0 (-1)	860 (-10%)	17mo	$77,500	$90	39
68 Lawrence St	0.66mi	3/1.5	858 (-11%)	14mo	$287,000	$334	38
1822 7th St	0.70mi	3/1.0	1,097 (+14%)	6mo	$219,900	$200	34
1634 5th St	0.52mi	3/1.5	1,100 (+14%)	20mo	$224,771	$204	33
29 Chestnut St	0.62mi	2/1.0 (-1)	816 (-15%)	9mo	$149,900	$184	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-19,521
• Equity at exit: $27,584

10-year hold

• IRR: -4.5%
• Equity multiple: 0.73×
• Total profit: $-13,786
• Equity at exit: $15,995

Cash invested: $51,800 (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 12144

• Home prices YoY: -33.4%
• Rents YoY: 0.9%
• Active inventory: 102
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$970
• Tax from tax record: −$214 /mo · $2,562/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $225

Break-even live

Break-even rent $1,596

Max offer price $185,000

Occupancy floor 83%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1307 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.04mi
1311 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.05mi
1047 Broadway Rensselaer, NY	2.0	1.0	1014	$1,650	$1.63	14d	1	0.15mi
934 Broadway Unit 1 Rensselaer, NY	2.0	1.0	741	$1,450	$1.96	43d	1	0.22mi
1444 2nd St Unit 2 Rensselaer, NY	4.0	1.0	950	$1,900	$2.00	43d	1	0.24mi
99 New Broadway Rensselaer, NY	2.0	1.0–2.0	946	$2,495	$2.64	14d	5	0.51mi
37 Maiden Ln Albany, NY	2.0	1.0	700	$1,515	$2.16	14d	1	0.75mi
883 Broadway Apt 201 Albany, NY	2.0	1.0	980	$1,450	$1.48	23d	1	0.77mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	14d	17	0.77mi
7 Elm Ct Rensselaer, NY	1.0–2.0	1.0–2.0	829	$1,830	$2.21	14d	1	0.86mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	43d	1	0.88mi
151 S Pearl St Albany, NY	2.0	1.0	1000	$1,600	$1.60	14d	1	1.01mi
135 Madison Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,400	$1.40	43d	1	1.02mi
31 Van Zandt St Albany, NY	2.0	1.0	850	$1,700	$2.00	43d	1	1.04mi
168 S Pearl St Albany, NY	3.0	1.5	1044	$1,800	$1.72	23d	1	1.04mi
151 Madison Ave Unit C Albany, NY	2.0	1.0	750	$1,125	$1.50	23d	1	1.06mi
103 Grand St Unit 1 Albany, NY	2.0	1.0	800	$1,250	$1.56	14d	1	1.12mi
17 Ash Grove Pl Albany, NY	2.0	1.0	800	$1,400	$1.75	43d	1	1.13mi
149 Jay St Albany, NY	2.0	1.0	1000	$1,750	$1.75	43d	1	1.31mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	23d	1	1.32mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	14d	1	1.32mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	21d	1	1.32mi
156 Jay St Albany, NY	2.0	1.0	600	$1,200	$2.00	43d	1	1.34mi
341 Madison Ave Albany, NY	2.0	1.0	1000	$1,800	$1.80	14d	1	1.38mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	43d	1	1.40mi
155 Chestnut St Albany, NY	2.0	1.0	850	$2,000	$2.35	14d	1	1.40mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	43d	1	1.43mi
132 4th Ave Albany, NY	3.0	1.0	770	$1,800	$2.34	21d	1	1.44mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	43d	1	1.44mi
33 Centre St Apt 3A Albany, NY	2.0	1.0	975	$1,925	$1.97	21d	1	1.46mi
33 Centre St Apt 1D Albany, NY	2.0	1.0	825	$1,800	$2.18	43d	1	1.46mi
33 Centre St Apt 1A Albany, NY	2.0	1.0	885	$1,825	$2.06	14d	1	1.46mi
33 Centre St Apt 2A Albany, NY	2.0	1.0	975	$1,875	$1.92	43d	1	1.46mi
33 Centre St Apt 2D Albany, NY	2.0	1.0	1000	$1,900	$1.90	43d	1	1.46mi
336 Clinton Ave Albany, NY	2.0	1.0	900	$1,700	$1.89	43d	1	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $185,000 Active 13 DOM
2. 2026-06-17
   days on market $185,000 Active 12 DOM
3. 2026-06-16
   days on market $185,000 Active 11 DOM
4. 2026-06-15
   price $185,000 Active 10 DOM
5. 2026-06-15
   days on market $195,000 Active 10 DOM
6. 2026-06-14
   days on market $195,000 Active 8 DOM
7. 2026-06-10
   days on market $195,000 Active 5 DOM
8. 2026-06-09
   days on market $195,000 Active 4 DOM
9. 2026-06-08
   days on market $195,000 Active 3 DOM
10. 2026-06-07
    remarks 443-char remark
11. 2026-06-07
    listed $195,000 Active 2 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: $2,562 · $214/mo
• Projected year-2 tax: $2,844 · $237/mo
• Expected delta: +$282/yr (+$24/mo · 11.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,569
• − Mortgage interest: −$10,363
• − Property taxes: −$2,562
• − Insurance: −$925
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$5,382
• Taxable loss: −$274
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,766/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: Rensselaer City School District
• NCES district ID: 3624450
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $48,665
• Composite: 26.89/100
• National rank: #7096
• State rank: #574 of 590 in NY

Livability — Rensselaer

• Score: 77/100
• State rank: #191
• US rank: #2967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rensselaer, NY
• County: Rensselaer County · 75,590 people
• City population: 22,111
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 22,111
• Household income: $90,738
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 541.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 8% Asian 7% Hispanic / Latino 6% Black 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 3%
• Foreign-born: 7% · Philippines, Canada, China
• Languages at home: 91% English-only · Other Asian/Pacific 3% Spanish 2% Chinese 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: ▼ -138.26%
• Current HPI: 276.2239
• Rent YoY: ▲ 0.90%
• 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

+306.2% since first listed

16 events — show timeline

• 2026-06-05 Listed $195,000 Global MLS
• 2023-10-02 Sold (MLS) $160,000 Global MLS
• 2023-09-26 Sold (Public Records) $160,000 Public Records
• 2023-08-10 Pending — Global MLS
• 2023-05-22 Listed $189,000 Global MLS
• 2016-08-03 Sold (Public Records) $39,000 Public Records
• 2016-07-29 Sold (MLS) $39,000 Global MLS
• 2016-04-30 Pending — Global MLS
• 2015-12-09 Listed $54,900 Global MLS
• 2015-10-14 Pending — Global MLS
• 2015-10-01 Listing Removed — Global MLS
• 2015-09-09 Listed $54,000 Global MLS
• 2010-11-12 Sold (MLS) $17,000 Global MLS
• 2010-10-18 Listing Removed — Global MLS
• 2010-09-21 Listed $24,000 Global MLS
• 1993-09-16 Sold (Public Records) $48,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,562 · -3.2% YoY. Source: county tax records.