43 Virginia Ave · Colonie, NY 12205

$225,000

3 bd · 1.0 ba · 794 sqft · SingleFamily public records · 5 Days on market

Built 1923 3,049 sqft lot Est $216k · at est.

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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 +18.6/30.0
• DSCR +5.8/10.0
• ARV discount +5.6/15.0
• Schools +5.3/10.0
• 1% rule +4.6/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Fannie Mae Homepath property. Located in a prime Town of Colonie location between Albany St and Central Ave/ Rt 5. All new heating system and hot water heater. Newly framed interior and updated windows. Newer electrical panel box. Shell Condition

Key facts

• Updated windows
• Handicap accessible
• Hot water heater

Tags

• HANDICAP ACCESSIBLE
• NEWER HEATING SYSTEM
• HOT WATER HEATER
• NEW SKYLIGHTS
• NEWLY FRAMED INTERIOR
• UPDATED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (3.7% below list).
• Recommended offer: $217k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.8% in Colonie — 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 85/100 on livability (#37 in NY, #572 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, amenities C-, cost of living D.
• 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; 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 $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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $70k; list at $225k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,700 (3.7% below list)

Questions for the listing agent

1. Built in 1923 — 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. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.13%
• DSCR: 1.18
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $215,968
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Waterman Ave	0.67mi	3/1.0	864 (+9%)	23mo	$235,000	$272	35

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-22,645
• Equity at exit: $33,548

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,942
• Equity at exit: $19,454

Cash invested: $63,000 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$221 /mo · $2,656/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $217

Break-even live

Break-even rent $1,892

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $344	-5% $281	+0% $217	+5% $153	+10% $90
Rent	-10% $46	-5% $131	+0% $217	+5% $303	+10% $388
Rate	-1.0pp $330	-0.5pp $274	base $217	+0.5pp $159	+1.0pp $99

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-20
   status Pending
2. 2026-04-16
   listed $225,000 Active
3. 2017-07-24
   soldstatus $70,000
4. 2015-12-18
   soldstatus $37,000 Closed (Final Sale) 256-char remark

   Show marketing remark (256 chars)

   This is a Fannie Mae Homepath property. Located in a prime Town of Colonie location between Albany St and Central Ave/ Rt 5. All new heating system and hot water heater. Newly framed interior and updated windows. Newer electrical panel box. Shell Condition

5. 2015-12-12
   price $38,000 256-char remark

   Show marketing remark (256 chars)

   This is a Fannie Mae Homepath property. Located in a prime Town of Colonie location between Albany St and Central Ave/ Rt 5. All new heating system and hot water heater. Newly framed interior and updated windows. Newer electrical panel box. Shell Condition

6. 2015-12-11
   status Pend (Under Cntr) 256-char remark

   Show marketing remark (256 chars)

   This is a Fannie Mae Homepath property. Located in a prime Town of Colonie location between Albany St and Central Ave/ Rt 5. All new heating system and hot water heater. Newly framed interior and updated windows. Newer electrical panel box. Shell Condition

7. 2015-12-07
   historical 256-char remark

   Show marketing remark (256 chars)

   This is a Fannie Mae Homepath property. Located in a prime Town of Colonie location between Albany St and Central Ave/ Rt 5. All new heating system and hot water heater. Newly framed interior and updated windows. Newer electrical panel box. Shell Condition

8. 2015-08-17
   historical 256-char remark

   Show marketing remark (256 chars)

   This is a Fannie Mae Homepath property. Located in a prime Town of Colonie location between Albany St and Central Ave/ Rt 5. All new heating system and hot water heater. Newly framed interior and updated windows. Newer electrical panel box. Shell Condition

9. 2015-07-17
   listed $42,000 256-char remark

   Show marketing remark (256 chars)

   This is a Fannie Mae Homepath property. Located in a prime Town of Colonie location between Albany St and Central Ave/ Rt 5. All new heating system and hot water heater. Newly framed interior and updated windows. Newer electrical panel box. Shell Condition

10. 1998-05-15
    soldstatus $23,000 41-char remark

    Show marketing remark (41 chars)

    EXTRA LOT 1500 60 X 100 -- Fair Condition

11. 1998-03-13
    historical 41-char remark

    Show marketing remark (41 chars)

    EXTRA LOT 1500 60 X 100 -- Fair Condition

12. 1997-12-16
    listed $45,000 41-char remark

    Show marketing remark (41 chars)

    EXTRA LOT 1500 60 X 100 -- Fair Condition

ⓘ 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: $2,656 · $221/mo
• Projected year-2 tax: $3,229 · $269/mo
• Expected delta: +$574/yr (+$48/mo · 21.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 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: $26,004
• − Mortgage interest: −$12,603
• − Property taxes: −$2,656
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$6,545
• Taxable loss: −$1,086
• Est. tax savings @ 24.0%: +$261
• After-tax cash flow: $2,864/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 — Colonie

• Score: 85/100
• State rank: #37
• US rank: #572

Category grades

Amenities C- Commute A+ Cost of living D 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: Albany County · 196,626 people
• City population: 25,912
• 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

+400.0% since first listed

12 events — show timeline

• 2026-04-20 Pending — Global MLS
• 2026-04-16 Listed $225,000 Global MLS
• 2017-07-24 Sold (Public Records) $70,000 Public Records
• 2015-12-18 Sold (MLS) $37,000 Global MLS
• 2015-12-12 Price Changed $38,000 Global MLS
• 2015-12-11 Pending — Global MLS
• 2015-12-07 Listing Removed — Global MLS
• 2015-08-17 Listing Removed — Global MLS
• 2015-07-17 Listed $42,000 Global MLS
• 1998-05-15 Sold (MLS) $23,000 Global MLS
• 1998-03-13 Listing Removed — Global MLS
• 1997-12-16 Listed $45,000 Global MLS

Property tax history

+0.4%/yr

Latest (2025): $2,656 · -5.9% YoY. Source: county tax records.