51 Oakland Ave · Roessleville, NY 12205

$175,000

3 bd · 1.5 ba · 1,184 sqft · SingleFamily public records · 15 Days on market

Built 1932 $148/sqft · 39% below area Est $289k · 39% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.7/10.0
• 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

Listing remarks MLS

REDUCED! Owner recently updated this 3BR, 1.5BA Colonie Bungalow. Updated Kitchen, New Bath, HW Floors & freshly painted throughout! Huge 2nd floor Master BR. Fenced in yard on a landscaped lot. Low South Colonie Taxes. Excellent Condition

Key facts

• New bath
• Landscaped lot
• Updated kitchen

Tags

• UPDATED KITCHEN
• NEW BATH
• FENCED IN YARD
• LANDSCAPED LOT
• LOW SOUTH COLONIE TAXES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Roessleville School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 350 students, 44% FRL); Sand Creek Middle School (math 49% / reading 49%, grade C-, #294 of 729 statewide, top 41%, 868 students, 46% 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 43% FRL vs 19% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1932 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1932 — 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: 1.27% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (median comp): $288,588
• List price: $175,000
• Delta: -39.36%
• 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
12 Arcadia Ct	0.22mi	3/2.0	1,142 (-4%)	2mo	$292,000	$256	80
9 Corthell St	0.32mi	3/2.0	1,209 (+2%)	5mo	$263,000	$218	75
14 Woodside Ave	0.04mi	4/3.0 (+1)	1,248 (+5%)	5mo	$300,000	$240	74
20 N Elmhurst Ave	0.27mi	4/1.5 (+1)	1,116 (-6%)	1mo	$315,000	$282	72
34 Highland Ave	0.13mi	3/1.0	1,300 (+10%)	7mo	$265,000	$204	70
65 Frederick Ave	0.53mi	3/1.0	1,168 (-1%)	7mo	$350,000	$300	65
5 Lockrow Blvd	0.51mi	3/1.0	1,127 (-5%)	4mo	$135,000	$120	63
15 Braintree St	0.54mi	3/1.0	1,080 (-9%)	1mo	$270,000	$250	58
28 Rooney Ave	0.32mi	3/1.0	1,014 (-14%)	2mo	$252,000	$249	57
4 Frost Pl	0.67mi	4/1.0 (+1)	1,162 (-2%)	6mo	$249,000	$214	54
21 Tremont St	0.73mi	3/2.0	1,133 (-4%)	5mo	$170,000	$150	53
38 Grounds Pl	0.64mi	3/1.0	1,050 (-11%)	6mo	$325,000	$310	45

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,255
• Equity at exit: $26,093

10-year hold

• IRR: 10.3%
• Equity multiple: 1.81×
• Total profit: $39,456
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$918
• Tax from tax record: −$301 /mo · $3,608/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $464

Break-even live

Break-even rent $1,635

Max offer price $175,000

Occupancy floor 74%

Sensitivity live

Price	-10% $563	-5% $513	+0% $464	+5% $414	+10% $365
Rent	-10% $288	-5% $376	+0% $464	+5% $551	+10% $639
Rate	-1.0pp $552	-0.5pp $508	base $464	+0.5pp $418	+1.0pp $372

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	45d	1	0.06mi
14 Orford St Unit 1 1s Albany, NY	2.0	1.0	800	$1,700	$2.12	16d	1	0.27mi
8 Norton St Albany, NY	2.0	1.0	1100	$1,695	$1.54	16d	1	0.32mi
8 Norton St Trlr 10 Albany, NY	2.0	1.0	1100	$1,695	$1.54	25d	1	0.32mi
11 Brayton St Albany, NY	3.0	1.5	1414	$1,950	$1.38	23d	1	0.44mi
50 Rooney Ave Albany, NY	2.0	1.0	714	$2,000	$2.80	45d	1	0.44mi
34 B Commodore St Colonie, NY	3.0	1.5	1200	$2,200	$1.83	16d	1	0.57mi
2 Van Buren Ave Albany, NY	3.0	1.0	1500	$2,350	$1.57	45d	1	0.66mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	16d	22	0.66mi
35 Cherry St Apt B Albany, NY	2.0	1.0	1400	$1,800	$1.29	45d	1	0.70mi
12 California Ave Albany, NY	2.0	1.0	685	$1,825	$2.66	16d	1	0.88mi
33 A Ledgewood Dr Colonie, NY	2.0	1.5	1300	$2,100	$1.62	16d	1	1.18mi
41 Oakwood Dr Albany, NY	2.0	1.0	1008	$2,600	$2.58	45d	1	1.30mi
41 Oakwood Dr Albany, NY	2.0	1.0	1008	$2,600	$2.58	25d	1	1.30mi
420 Sand Creek Rd Albany, NY	1.0–2.0	1.0	720	$1,755	$2.44	16d	1	1.37mi
32 Richmond St Unit 2 Albany, NY	3.0	3.0	1248	$2,500	$2.00	16d	1	1.41mi

Listing history 7 events

1. 2026-05-12
   listed $175,000 Active 275-char remark
2. 2013-06-26
   soldstatus $155,000
3. 2013-06-19
   soldstatus $154,760 243-char remark

   Show marketing remark (243 chars)

   REDUCED! Owner recently updated this 3BR, 1.5BA Colonie Bungalow. Updated Kitchen, New Bath, HW Floors & freshly painted throughout! Huge 2nd floor Master BR. Fenced in yard on a landscaped lot. Low South Colonie Taxes. Excellent Condition

4. 2013-03-23
   historical 243-char remark

   Show marketing remark (243 chars)

   REDUCED! Owner recently updated this 3BR, 1.5BA Colonie Bungalow. Updated Kitchen, New Bath, HW Floors & freshly painted throughout! Huge 2nd floor Master BR. Fenced in yard on a landscaped lot. Low South Colonie Taxes. Excellent Condition

5. 2012-12-17
   listed $149,900 243-char remark

   Show marketing remark (243 chars)

   REDUCED! Owner recently updated this 3BR, 1.5BA Colonie Bungalow. Updated Kitchen, New Bath, HW Floors & freshly painted throughout! Huge 2nd floor Master BR. Fenced in yard on a landscaped lot. Low South Colonie Taxes. Excellent Condition

6. 2011-10-24
   historical
7. 2011-02-18
   listed $154,900

ⓘ 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: $3,608 · $301/mo
• Projected year-2 tax: $3,608 · $301/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $26,657
• − Mortgage interest: −$9,803
• − Property taxes: −$3,608
• − Insurance: −$875
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$5,091
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,840/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

+0.1% since first listed

6 events — show timeline

• 2013-06-26 Sold (Public Records) $155,000 Public Records
• 2013-06-19 Sold (MLS) $154,760 Global MLS
• 2013-03-23 Listing Removed — Global MLS
• 2012-12-17 Listed $149,900 Global MLS
• 2011-10-24 Listing Removed — Global MLS
• 2011-02-18 Listed $154,900 Global MLS

Property tax history

+2.6%/yr

Latest (2025): $3,608 · -3.6% YoY. Source: county tax records.