375 Sand Creek Rd · Roessleville, NY 12205

$440,000

4 bd · 3.0 ba · 2,030 sqft · MultiFamily public records · 12 Days on market

Built 1935 0.69 ac lot Est $400k · 10% 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 +14.8/30.0
• Schools +5.3/10.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Rarely does such a "meticulous home" w/ in-law or income potential become available. Prime Colonie location great for small business owners. This legal 2 fam could easily be used as a 1 fam w/ home ofs. Updates include newer roof, solid wood doors, new windows, 3 updated full baths, composite decking, dry bsmnt, sep utilities, large 2+ car GR w/ 18 x 22 heated work shop, & custom retaining wall. Owners quarters features large master suite w/ full bath, EI kitch., & huge yard. Private setting. Like no other! Excellent Condition

Key facts

• Generously sized lot
• Natural light
• Updated kitchen

Tags

• TWO-FAMILY OPPORTUNITY
• CONVENIENT LOCATION
• GENEROUSLY SIZED LOT
• SINGLE-FLOOR LIVING
• UPDATED KITCHEN
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Property is a 2-unit multifamily; tenants pay electricity

Exterior

• Parking: Detached garage; Heated garage with garage door opener; Driveway and off-street parking; Workshop space in garage; Total parking for 8 vehicles (2 garage spaces)
• Utilities: Public water; Public sewer
• Home design: Duplex; Aluminum and vinyl siding construction; Asphalt roof; Block/brick/mortar combination foundation; Lot is level, landscaped, cleared, with road frontage (0.69 acre)
• Construction: Aluminum siding and vinyl siding; Asphalt roof; Block, brick/mortar and combination foundation
• Exterior features: Front porch; Outdoor shower; Workshop, storage and garage structures; Partially fenced backyard

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 1 bedroom
• Flooring: Vinyl flooring
• Bathrooms: 3 full bathrooms (two on the 1st level, one on the 2nd level); Unit 1: 2 full baths; Unit 2: 1 full bath
• Heating & cooling: Baseboard heating (natural gas); Central air conditioning
• Interior features: Vaulted ceilings; Sauna; Walk-in closets; Full unfinished basement with Bilco doors
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive. Per door: $61/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (11.0% below list).
• Recommended offer: $392k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Roessleville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Shaker Road Elementary School (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 348 students, 0% 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).
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $3,916/mo this rent would consume 52% of the median local household income ($91k/yr) (locally 530% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $259k; list at $440k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $391,600 (11.0% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $399,910
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Hackett Ave	0.65mi	3/3.0 (-1)	1,848 (-9%)	11mo	$300,000	$162	40
3 Maple Ave	0.72mi	4/2.0	1,751 (-14%)	8mo	$345,000	$197	33

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-63,477
• Equity at exit: $65,605

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-45,158
• Equity at exit: $38,043

Cash invested: $123,200 (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: 18.7×

Monthly cashflow live

• Estimated rent: $3,916 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$480 /mo · $5,764/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$822
• Net cashflow: $123

Break-even live

Break-even rent $3,761

Max offer price $440,000

Occupancy floor 92%

Sensitivity live

Price	-10% $372	-5% $247	+0% $123	+5% $-2	+10% $-127
Rent	-10% $-187	-5% $-32	+0% $123	+5% $277	+10% $432
Rate	-1.0pp $344	-0.5pp $234	base $123	+0.5pp $9	+1.0pp $-107

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,916
Total (2 units)			$3,916

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Van Buren Ave Albany, NY	3.0	1.0	1500	$2,350	$1.57	45d	1	0.86mi
11 Brayton St Albany, NY	3.0	1.5	1414	$1,950	$1.38	23d	1	1.11mi

Listing history 19 events

1. 2026-06-13
   status $440,000 Pending 12 DOM
2. 2026-06-10
   days on market $440,000 Active 12 DOM
3. 2026-06-09
   days on market $440,000 Active 11 DOM
4. 2026-06-08
   days on market $440,000 Active 10 DOM
5. 2026-06-07
   days on market $440,000 Active 9 DOM
6. 2026-06-05
   days on market $440,000 Active 6 DOM
7. 2026-06-03
   days on market $440,000 Active 5 DOM
8. 2026-06-02
   days on market $440,000 Active 4 DOM
9. 2026-06-01
   days on market $440,000 Active 3 DOM
10. 2026-05-31
    days on market $440,000 Active 2 DOM
11. 2026-05-29
    listed $440,000 Active
12. 2015-05-07
    soldstatus $259,000
13. 2015-05-01
    soldstatus $258,800 550-char remark

    Show marketing remark (550 chars)

    Rarely does such a "meticulous home" w/ in-law or income potential become available. Prime Colonie location great for small business owners. This legal 2 fam could easily be used as a 1 fam w/ home ofs. Updates include newer roof, solid wood doors, new windows, 3 updated full baths, composite decking, dry bsmnt, sep utilities, large 2+ car GR w/ 18 x 22 heated work shop, & custom retaining wall. Owners quarters features large master suite w/ full bath, EI kitch., & huge yard. Private setting. Like no other! Excellent Condition

14. 2015-03-16
    historical
15. 2015-03-12
    historical 550-char remark

    Show marketing remark (550 chars)

    Rarely does such a "meticulous home" w/ in-law or income potential become available. Prime Colonie location great for small business owners. This legal 2 fam could easily be used as a 1 fam w/ home ofs. Updates include newer roof, solid wood doors, new windows, 3 updated full baths, composite decking, dry bsmnt, sep utilities, large 2+ car GR w/ 18 x 22 heated work shop, & custom retaining wall. Owners quarters features large master suite w/ full bath, EI kitch., & huge yard. Private setting. Like no other! Excellent Condition

16. 2015-03-11
    listed $256,800 550-char remark

    Show marketing remark (550 chars)

    Rarely does such a "meticulous home" w/ in-law or income potential become available. Prime Colonie location great for small business owners. This legal 2 fam could easily be used as a 1 fam w/ home ofs. Updates include newer roof, solid wood doors, new windows, 3 updated full baths, composite decking, dry bsmnt, sep utilities, large 2+ car GR w/ 18 x 22 heated work shop, & custom retaining wall. Owners quarters features large master suite w/ full bath, EI kitch., & huge yard. Private setting. Like no other! Excellent Condition

17. 2015-03-11
    listed $256,800

    Show marketing remark (550 chars)

    Rarely does such a "meticulous home" w/ in-law or income potential become available. Prime Colonie location great for small business owners. This legal 2 fam could easily be used as a 1 fam w/ home ofs. Updates include newer roof, solid wood doors, new windows, 3 updated full baths, composite decking, dry bsmnt, sep utilities, large 2+ car GR w/ 18 x 22 heated work shop, & custom retaining wall. Owners quarters features large master suite w/ full bath, EI kitch., & huge yard. Private setting. Like no other! Excellent Condition

18. 2014-11-04
    historical
19. 2014-06-11
    listed $269,900

ⓘ 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: $5,764 · $480/mo
• Projected year-2 tax: $6,600 · $550/mo
• Expected delta: +$836/yr (+$70/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 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: $46,992
• − Mortgage interest: −$24,647
• − Property taxes: −$5,764
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,759
• − Management: −$3,759
• − Depreciation: −$12,800
• Taxable loss: −$5,938
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $2,896/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

+63.0% since first listed

9 events — show timeline

• 2026-05-29 Listed $440,000 Global MLS
• 2015-05-07 Sold (Public Records) $259,000 Public Records
• 2015-05-01 Sold (MLS) $258,800 Global MLS
• 2015-03-16 Listing Removed — Global MLS
• 2015-03-12 Listing Removed — Global MLS
• 2015-03-11 Listed $256,800 Global MLS
• 2015-03-11 Listed $256,800 Global MLS
• 2014-11-04 Listing Removed — Global MLS
• 2014-06-11 Listed $269,900 Global MLS

Property tax history

+2.0%/yr

Latest (2025): $5,764 · -4.2% YoY. Source: county tax records.