32 Lawrence St · Watervliet, NY 12189

$329,999

4 bd · 2.0 ba · 2,200 sqft · SingleFamily public records · 54 Days on market

Built 1890 0.28 ac lot Est $334k · at est.

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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).

• ARV discount +8.1/15.0
• Schools +6.4/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BOM because buyer wasn't able to obtain their mtg.Welcome home to this fully renovated 5 bdrm, 2 full bathroom home with a large private yard in N Colonie Schools! The 1st floor features refinished wood flooring, a laundry room, a huge brand new kitchen with quartz counters, tile backsplash, soft close cabinets, new SS appliances & an island. New flooring in the kitchen, baths and den, new carpet upstairs, new lighting throughout, 1st flr bdrm w/4 additionall bdrms upstairs. Fully renovated baths with gorgeous tiled shower upstairs, a new roof, updated electrical, 2yr old boiler and hot water tank, 3 enclosed porches, garage w/shop area & car port & so much more! Nothing to do here but move right in!

Key facts

• Quartz countertops
• Laundry area
• New flooring

Tags

• NEW FLOORING
• ORIGINAL WIDE-PLANK HARDWOODS
• LAUNDRY AREA
• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Exterior

• Parking: Has garage (1-car); Total parking for 8 vehicles; Detached carport and driveway parking; Outdoor storage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable availability
• Home design: Single-family residence; Updated/remodeled; Brick/mortar foundation; Aluminum siding; Level, cleared lot (approximately 0.28 acre)
• Construction: Shingle/asphalt roof
• Exterior features: Front porch; Rear enclosed porch; Patio/porch lighting; Paved driveway; Partial privacy fencing; Storage structures and garage(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: One bedroom on the first floor; Four bedrooms on the second floor
• Flooring: Tile; Carpet; Hardwood
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Natural gas heating with radiant system; Window air conditioning units
• Interior features: High-speed internet; Built-in features; Crown molding; 14 total rooms; Full, unfinished basement with exterior entry
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (70.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (65.2% below list).
• Recommended offer: $97k (70.5% below list) — sets the bar for cash-flow.
• Cap rate 1.5% vs local median 5.9% in Watervliet — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 84/100 on livability (#51 in NY, #786 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+.
• North Colonie CSD (suburban): math 70% / reading 76% proficiency, ranked #102 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Latham Ridge School (math 65% / reading 67%, grade B+, #580 of 2,108 statewide, top 28%, 455 students, 23% FRL); Shaker High School (math 98% / reading 93%, grade A+, #76 of 1,100 statewide, top 7%, 2,018 students, 25% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 72 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $10k 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

• It's been on market 54 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,370 (70.5% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.35% ✗
• Cap rate: 1.50%
• Cash-on-cash: -17.10%
• DSCR: 0.24
• GRM: 23.9

CMA / ARV

• ARV (on-the-fly): $334,400
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Lawrence St	0.00mi	5/2.0 (+1)	2,200 (0%)	1mo	$335,000	$152	94
24 Craig St	0.11mi	3/2.0 (-1)	1,906 (-13%)	1mo	$335,000	$176	67
52 Boght Rd	0.49mi	5/2.5 (+1)	2,200 (0%)	5mo	$360,000	$164	66
44 Paine St	0.55mi	5/2.0 (+1)	1,948 (-12%)	2mo	$275,000	$141	49
58 Hudson Ave	0.64mi	5/2.5 (+1)	2,300 (+4%)	12mo	$280,000	$122	45
2335 4th Ave	0.53mi	4/2.0	2,484 (+13%)	18mo	$180,000	$72	39
43 Charterpoint Rd	0.67mi	4/2.5	2,384 (+8%)	21mo	$700,000	$294	35
80 Arch St	0.51mi	3/2.0 (-1)	2,500 (+14%)	23mo	$355,000	$142	29

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 · 6.61% rent growth · sell at horizon

5-year hold

• IRR: -46.9%
• Equity multiple: -0.44×
• Total profit: $-133,034
• Equity at exit: $49,204

10-year hold

• IRR: -66.6%
• Equity multiple: -1.22×
• Total profit: $-204,778
• Equity at exit: $28,532

Cash invested: $92,400 (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 12189

• Home prices YoY: -28.7%
• Rents YoY: 6.6%
• Active inventory: 72
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $1,150 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$357 /mo · $4,287/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-1,317

Break-even live

Break-even rent $2,817

Max offer price $97,370

Occupancy floor —

Sensitivity live

Price	-10% $-1,130	-5% $-1,223	+0% $-1,317	+5% $-1,410	+10% $-1,504
Rent	-10% $-1,408	-5% $-1,362	+0% $-1,317	+5% $-1,271	+10% $-1,226
Rate	-1.0pp $-1,151	-0.5pp $-1,233	base $-1,317	+0.5pp $-1,402	+1.0pp $-1,489

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 State St Troy, NY	4.0	1.0–1.5	1810	$3,635	$2.01	15d	7	1.04mi
195 9th St Troy, NY	3.0	2.0	1500	$750	$0.50	20d	1	1.24mi
164 9th St Unit 1 Troy, NY	4.0	2.0	1400	$1,800	$1.29	24d	1	1.26mi
136 9th St Unit 3 Troy, NY	4.0	1.0	1500	$595	$0.40	20d	1	1.27mi
136 9th St Unit 1 Troy, NY	3.0	1.0	1500	$595	$0.40	20d	1	1.27mi
136 9th St Unit 2 Troy, NY	3.0	1.0	1500	$600	$0.40	20d	1	1.27mi
150 2nd St Troy, NY	4.0	1.5	2442	$3,000	$1.23	22d	1	1.28mi
169 Hutton St Unit 1 Troy, NY	3.0	1.0	1500	$595	$0.40	20d	1	1.29mi
904 Peoples Ave Troy, NY	4.0	1.0	1800	$645	$0.36	20d	1	1.30mi
1520 6th Ave Troy, NY	2.0–4.0	2.0–4.0	1209	$1,349	$1.12	24d	8	1.35mi

Listing history 15 events

1. 2026-04-16
   status Pending
2. 2026-03-25
   price $329,999
3. 2026-03-13
   price $339,999
4. 2026-02-20
   listed $350,000 Active
5. 2024-12-12
   soldstatus $300,000
6. 2024-11-26
   soldstatus $300,000 Closed 721-char remark

   Show marketing remark (721 chars)

   BOM because buyer wasn't able to obtain their mtg.Welcome home to this fully renovated 5 bdrm, 2 full bathroom home with a large private yard in N Colonie Schools! The 1st floor features refinished wood flooring, a laundry room, a huge brand new kitchen with quartz counters, tile backsplash, soft close cabinets, new SS appliances & an island. New flooring in the kitchen, baths and den, new carpet upstairs, new lighting throughout, 1st flr bdrm w/4 additionall bdrms upstairs. Fully renovated baths with gorgeous tiled shower upstairs, a new roof, updated electrical, 2yr old boiler and hot water tank, 3 enclosed porches, garage w/shop area & car port & so much more! Nothing to do here but move right in!

7. 2024-11-08
   status Pending 721-char remark

   Show marketing remark (721 chars)

   BOM because buyer wasn't able to obtain their mtg.Welcome home to this fully renovated 5 bdrm, 2 full bathroom home with a large private yard in N Colonie Schools! The 1st floor features refinished wood flooring, a laundry room, a huge brand new kitchen with quartz counters, tile backsplash, soft close cabinets, new SS appliances & an island. New flooring in the kitchen, baths and den, new carpet upstairs, new lighting throughout, 1st flr bdrm w/4 additionall bdrms upstairs. Fully renovated baths with gorgeous tiled shower upstairs, a new roof, updated electrical, 2yr old boiler and hot water tank, 3 enclosed porches, garage w/shop area & car port & so much more! Nothing to do here but move right in!

8. 2024-10-03
   historical Contingent 721-char remark

   Show marketing remark (721 chars)

   BOM because buyer wasn't able to obtain their mtg.Welcome home to this fully renovated 5 bdrm, 2 full bathroom home with a large private yard in N Colonie Schools! The 1st floor features refinished wood flooring, a laundry room, a huge brand new kitchen with quartz counters, tile backsplash, soft close cabinets, new SS appliances & an island. New flooring in the kitchen, baths and den, new carpet upstairs, new lighting throughout, 1st flr bdrm w/4 additionall bdrms upstairs. Fully renovated baths with gorgeous tiled shower upstairs, a new roof, updated electrical, 2yr old boiler and hot water tank, 3 enclosed porches, garage w/shop area & car port & so much more! Nothing to do here but move right in!

9. 2024-09-23
   status Active 721-char remark

   Show marketing remark (721 chars)

   BOM because buyer wasn't able to obtain their mtg.Welcome home to this fully renovated 5 bdrm, 2 full bathroom home with a large private yard in N Colonie Schools! The 1st floor features refinished wood flooring, a laundry room, a huge brand new kitchen with quartz counters, tile backsplash, soft close cabinets, new SS appliances & an island. New flooring in the kitchen, baths and den, new carpet upstairs, new lighting throughout, 1st flr bdrm w/4 additionall bdrms upstairs. Fully renovated baths with gorgeous tiled shower upstairs, a new roof, updated electrical, 2yr old boiler and hot water tank, 3 enclosed porches, garage w/shop area & car port & so much more! Nothing to do here but move right in!

10. 2024-07-23
    status Pending 721-char remark

    Show marketing remark (721 chars)

    BOM because buyer wasn't able to obtain their mtg.Welcome home to this fully renovated 5 bdrm, 2 full bathroom home with a large private yard in N Colonie Schools! The 1st floor features refinished wood flooring, a laundry room, a huge brand new kitchen with quartz counters, tile backsplash, soft close cabinets, new SS appliances & an island. New flooring in the kitchen, baths and den, new carpet upstairs, new lighting throughout, 1st flr bdrm w/4 additionall bdrms upstairs. Fully renovated baths with gorgeous tiled shower upstairs, a new roof, updated electrical, 2yr old boiler and hot water tank, 3 enclosed porches, garage w/shop area & car port & so much more! Nothing to do here but move right in!

11. 2024-07-19
    listed $289,900 Active 721-char remark

    Show marketing remark (721 chars)

    BOM because buyer wasn't able to obtain their mtg.Welcome home to this fully renovated 5 bdrm, 2 full bathroom home with a large private yard in N Colonie Schools! The 1st floor features refinished wood flooring, a laundry room, a huge brand new kitchen with quartz counters, tile backsplash, soft close cabinets, new SS appliances & an island. New flooring in the kitchen, baths and den, new carpet upstairs, new lighting throughout, 1st flr bdrm w/4 additionall bdrms upstairs. Fully renovated baths with gorgeous tiled shower upstairs, a new roof, updated electrical, 2yr old boiler and hot water tank, 3 enclosed porches, garage w/shop area & car port & so much more! Nothing to do here but move right in!

12. 2024-01-11
    soldstatus $120,000
13. 2023-11-30
    historical
14. 2023-11-22
    listed $139,900 Active
15. 2023-11-22
    soldstatus $85,000

ⓘ 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: $4,287 · $357/mo
• Projected year-2 tax: $4,932 · $411/mo
• Expected delta: +$645/yr (+$54/mo · 15.0%)

ⓘ 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) · 70% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $13,799
• − Mortgage interest: −$18,485
• − Property taxes: −$4,287
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$9,600
• Taxable loss: −$22,431
• Est. tax savings @ 24.0%: +$5,383
• After-tax cash flow: $-10,419/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: North Colonie CSD
• NCES district ID: 3621000
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 76% ▲ 8.00%
• Median HH income: $74,762
• Composite: 64.2/100
• National rank: #565
• State rank: #102 of 590 in NY

Livability — Watervliet

• Score: 84/100
• State rank: #51
• US rank: #786

Category grades

Amenities A+ Commute A Cost of living B+ Crime D+ Employment C 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: 18,656
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 18,656
• Household income: $65,276
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1224.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 8% Asian 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 5% Scotch-Irish 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 2% Other Asian/Pacific 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: ▼ -110.16%
• Current HPI: 273.8109
• Rent YoY: ▲ 6.61%
• 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

+135.9% since first listed

15 events — show timeline

• 2026-04-16 Pending — Global MLS
• 2026-03-25 Price Changed $329,999 Global MLS
• 2026-03-13 Price Changed $339,999 Global MLS
• 2026-02-20 Listed $350,000 Global MLS
• 2024-12-12 Sold (Public Records) $300,000 Public Records
• 2024-11-26 Sold (MLS) $300,000 Global MLS
• 2024-11-08 Pending — Global MLS
• 2024-10-03 Contingent — Global MLS
• 2024-09-23 Relisted — Global MLS
• 2024-07-23 Pending — Global MLS
• 2024-07-19 Listed $289,900 Global MLS
• 2024-01-11 Sold (Public Records) $120,000 Public Records
• 2023-11-30 Listing Removed — Global MLS
• 2023-11-22 Sold (Public Records) $85,000 Public Records
• 2023-11-22 Listed $139,900 Global MLS

Property tax history

+13.7%/yr

Latest (2025): $4,287 · +5.5% YoY. Source: county tax records.