4 W Avenue B · Rensselaer, NY 12144

$314,900

2 bd · 1.0 ba · 974 sqft · SingleFamily public records · 5 Days on market

Built 1953 9,147 sqft lot Est $272k · 16% over

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Why this score? — see what drove the F 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 +6.8/30.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.0/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, well-maintained home in the heart of North Greenbush, within the East Greenbush school district. Located minutes from Route 4 shopping centers, yet nestled away on a dead end street away from the hustle and bustle. This 4 bedroom, 2 bath home has an open concept living and dining space with gleaming newly refinished hardwood floors. Incredibly spacious bedrooms. Upgrades include a natural gas heat conversion, granite countertops and newly renovated bathrooms. Don't miss this one! Very Good Condition

Key facts

• Perennial garden
• Three season porch
• Full fenced yard

Tags

• PERENNIAL GARDEN
• THREE SEASON PORCH
• BACK PATIO
• FULL FENCED YARD
• NEW SEPTIC AND LEACH FIELD
• SLATE ROOF

Property features AI

Exterior

• Parking: Parking for 5 vehicles; Paved driveway
• Utilities: Public water; Septic tank sewer; Circuit breakers electrical; Cable connected
• Home design: Single family residence; Updated/remodeled condition; Located on a cul-de-sac; Level, cleared lot
• Construction: Aluminum siding; Slate roof; Block foundation; Built/updated (year not provided)
• Exterior features: Enclosed three-season room; Front porch; Patio; Paved driveway; Garden and landscaped yard; Outdoor lighting; Shed(s); Back yard with full fenced yard and gate

Interior

• Kitchen: Dishwasher; Double oven; Gas oven/range; Microwave; Refrigerator; Range
• Bedrooms: Four bedrooms on the first floor; Two bedrooms on the second floor
• Flooring: Wood; Carpet; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Baseboard hot water heating (natural gas); Window cooling units
• Interior features: High speed internet; Paddle fan(s); Built-in features; Ceramic tile bath; ENERGY STAR qualified doors; Storm door(s); Screens and blinds on windows; Living room fireplace
• Laundry & utility: Washer and dryer; Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-488 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (33.9% below list).
• Recommended offer: $208k (33.9% below list) — sets the bar for 1% rule.

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: crime D+.
• East Greenbush Central School District (suburban): math 68% / reading 71% proficiency, ranked #132 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Howard L Goff School (math 61% / reading 73%, grade A-, #101 of 729 statewide, top 15%, 978 students, 28% FRL); Columbia High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,252 students, 27% FRL).
• Market conditions: Rents flat; 102 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $9k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $235k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,067 (33.9% 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 1953 — 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. 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?
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: 0.66% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $271,746
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Zelenke Dr	0.68mi	2/1.0	1,000 (+3%)	2mo	$230,000	$230	63
465 N Greenbush Rd	0.26mi	2/1.0	847 (-13%)	13mo	$282,500	$334	56
3 Green Hill Rd	0.37mi	3/1.0 (+1)	1,107 (+14%)	15mo	$300,000	$271	42
7 Green Hill Rd	0.36mi	3/1.0 (+1)	1,092 (+12%)	23mo	$305,000	$279	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -30.1%
• Equity multiple: 0.02×
• Total profit: $-86,407
• Equity at exit: $46,953

10-year hold

• IRR: -43.4%
• Equity multiple: -0.50×
• Total profit: $-132,184
• Equity at exit: $27,227

Cash invested: $88,172 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$349 /mo · $4,189/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-488

Break-even live

Break-even rent $2,698

Max offer price $228,702

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-399	+0% $-488	+5% $-577	+10% $-666
Rent	-10% $-652	-5% $-570	+0% $-488	+5% $-406	+10% $-324
Rate	-1.0pp $-329	-0.5pp $-408	base $-488	+0.5pp $-570	+1.0pp $-653

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6601 Oak Hill Cir Rensselaer, NY	1.0–3.0	1.0–2.5	1078	$2,080	$1.93	16d	17	0.45mi
2 River Chase Rensselaer, NY	1.0–3.0	1.0–2.0	1348	$2,163	$1.60	16d	34	0.88mi
10 Van Allen Way Rensselaer, NY	1.0–3.0	1.0–2.0	1153	$2,172	$1.88	16d	1	0.99mi

Listing history 6 events

1. 2026-06-09
   status $314,900 Pending 5 DOM
2. 2026-06-08
   days on market $314,900 Active 5 DOM
3. 2026-06-07
   remarks 532-char remark
4. 2026-06-07
   days on market $314,900 Active 4 DOM
5. 2026-06-05
   remarks 462-char remark
6. 2026-06-05
   listed $314,900 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: $4,189 · $349/mo
• Projected year-2 tax: $4,755 · $396/mo
• Expected delta: +$566/yr (+$47/mo · 13.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 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: $24,968
• − Mortgage interest: −$17,639
• − Property taxes: −$4,189
• − Insurance: −$1,574
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$9,161
• Taxable loss: −$11,591
• Est. tax savings @ 24.0%: +$2,782
• After-tax cash flow: $-3,074/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: East Greenbush Central School District
• NCES district ID: 3609630
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 71% ▲ 2.00%
• Median HH income: $73,174
• Composite: 61.16/100
• National rank: #783
• State rank: #132 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

• 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

+319.9% since first listed

21 events — show timeline

• 2026-06-03 Listed $314,900 Global MLS
• 2021-09-13 Sold (Public Records) $235,000 Public Records
• 2021-08-24 Sold (MLS) $235,000 Global MLS
• 2021-07-07 Pending — Global MLS
• 2021-06-24 Price Changed $239,900 Global MLS
• 2021-06-10 Listed $250,000 Global MLS
• 2014-09-30 Listing Removed — Global MLS
• 2014-07-28 Listed $164,900 Global MLS
• 2013-01-17 Sold (Public Records) $168,000 Public Records
• 2013-01-02 Sold (MLS) $168,000 Global MLS
• 2012-11-22 Listing Removed — Global MLS
• 2012-09-18 Listed $175,000 Global MLS
• 2006-06-14 Sold (Public Records) $196,000 Public Records
• 2006-05-25 Sold (MLS) $196,000 Global MLS
• 2006-03-21 Listing Removed — Global MLS
• 2006-02-20 Listed $199,900 Global MLS
• 2002-06-21 Sold (MLS) $85,000 Global MLS
• 2002-06-17 Sold (Public Records) $85,000 Public Records
• 2002-03-12 Listing Removed — Global MLS
• 2001-11-24 Listed $89,900 Global MLS
• 1999-10-25 Sold (Public Records) $75,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $4,189 · +0.6% YoY. Source: county tax records.