10 Florida Ave · East Greenbush, NY 12144

$329,900

4 bd · 1.0 ba · 1,734 sqft · SingleFamily public records · 8 Days on market

Built 1979 6,098 sqft lot $190/sqft · 16% below area Est $391k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +7.6/30.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful and spacious home located in a highly sought after East Greenbush neighborhood. Tucked away on the corner of a quiet dead end, find your solitude in the heart of East Greenbush. Bright & spacious w/ an open concept floorplan enhanced by a vaulted ceiling, this home features many custom amenities including gleaming bamboo HW's, jetted tub, & hand-crafted pergola for all your summer gatherings. Step out onto your patio to enjoy the huge fenced-in backyard abutting greenery. All the heavy lifting has been done! Move-in ready! Updates included: new windows, new roof (2.5 yrs), hot water tank ('15), newer furnace, flooring in bedrooms & first floor, sliding glass door & more! Join this rapidly growing community only 10 mins to Albany! Superior Condition

Key facts

• Fenced yard
• Updated kitchen
• Move in ready

Tags

• MOVE IN READY
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• FENCED YARD
• PERGOLA COVERED PATIO

Property features AI

Exterior

• Parking: Attached garage (1-car); Driveway parking; Off-street parking (total 4 spaces)
• Utilities: Public water; Public sewer; Cable available; Natural gas service
• Home design: Single family residence; Slab foundation
• Construction: Vinyl siding; Asphalt roof; Built on slab foundation
• Exterior features: Front porch; Paved driveway; Fenced front and back yard; Landscaped lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Freezer; Dishwasher
• Bedrooms: Four bedrooms on the second floor; One bedroom on the first floor
• Flooring: Hardwood; Vinyl
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Vaulted ceilings; Bay windows; ENERGY STAR qualified doors
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-397 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (19.9% below list).
• Recommended offer: $260k (21.3% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.0% in East Greenbush — 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 76/100 on livability (#233 in NY, #3,674 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living 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: Citizen Edmond Genet School (math 69% / reading 65%, grade B+, #525 of 2,108 statewide, top 27%, 466 students, 22% FRL); 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; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• This rent runs 35% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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 $221k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $259,749 (21.3% 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 1979 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 10.4

CMA / ARV

• ARV (median comp): $390,879
• List price: $329,900
• Delta: -15.60%
• 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
35 Start Ave	0.17mi	4/1.5	1,634 (-6%)	1mo	$345,000	$211	80
17 Delaware Ave	0.11mi	3/2.0 (-1)	1,737 (+0%)	8mo	$365,000	$210	78
20 Delaware Ave	0.14mi	4/2.0	1,741 (+0%)	15mo	$360,000	$207	76
2 Eckman Pl	0.23mi	3/1.5 (-1)	1,672 (-4%)	2mo	$275,000	$164	75
40 Phillips Rd	0.17mi	3/2.0 (-1)	1,672 (-4%)	14mo	$360,000	$215	66
19 Michigan Ave	0.26mi	3/2.0 (-1)	1,696 (-2%)	16mo	$265,000	$156	62
9 Michigan Ave	0.25mi	3/2.0 (-1)	1,500 (-14%)	2mo	$299,900	$200	55
30 Oregon Ave	0.25mi	3/2.5 (-1)	1,765 (+2%)	24mo	$467,000	$265	55
1 Wyatts Cir	0.46mi	3/2.5 (-1)	1,622 (-6%)	11mo	$515,000	$318	47
5 Wyatts Cir	0.47mi	4/2.5	1,631 (-6%)	21mo	$550,000	$337	45
7 Forrest Dr	0.56mi	3/1.5 (-1)	1,575 (-9%)	13mo	$272,507	$173	41
20 Wisconsin Ave	0.34mi	3/2.0 (-1)	1,500 (-14%)	16mo	$340,000	$227	40

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: -27.6%
• Equity multiple: 0.09×
• Total profit: $-84,055
• Equity at exit: $49,189

10-year hold

• IRR: -37.0%
• Equity multiple: -0.37×
• Total profit: $-126,610
• Equity at exit: $28,524

Cash invested: $92,372 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$618 /mo · $7,416/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-397

Break-even live

Break-even rent $3,146

Max offer price $259,749

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-304	+0% $-397	+5% $-490	+10% $-584
Rent	-10% $-606	-5% $-502	+0% $-397	+5% $-293	+10% $-188
Rate	-1.0pp $-231	-0.5pp $-313	base $-397	+0.5pp $-483	+1.0pp $-570

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-09
   status Pending 555-char remark
2. 2026-05-01
   listed $329,900 Active 555-char remark
3. 2019-11-15
   soldstatus $221,000
4. 2019-11-05
   soldstatus $221,000 Closed (Final Sale) 785-char remark

   Show marketing remark (785 chars)

   Wonderful and spacious home located in a highly sought after East Greenbush neighborhood. Tucked away on the corner of a quiet dead end, find your solitude in the heart of East Greenbush. Bright & spacious w/ an open concept floorplan enhanced by a vaulted ceiling, this home features many custom amenities including gleaming bamboo HW's, jetted tub, & hand-crafted pergola for all your summer gatherings. Step out onto your patio to enjoy the huge fenced-in backyard abutting greenery. All the heavy lifting has been done! Move-in ready! Updates included: new windows, new roof (2.5 yrs), hot water tank ('15), newer furnace, flooring in bedrooms & first floor, sliding glass door & more! Join this rapidly growing community only 10 mins to Albany! Superior Condition

5. 2019-08-24
   price $214,900 785-char remark

   Show marketing remark (785 chars)

   Wonderful and spacious home located in a highly sought after East Greenbush neighborhood. Tucked away on the corner of a quiet dead end, find your solitude in the heart of East Greenbush. Bright & spacious w/ an open concept floorplan enhanced by a vaulted ceiling, this home features many custom amenities including gleaming bamboo HW's, jetted tub, & hand-crafted pergola for all your summer gatherings. Step out onto your patio to enjoy the huge fenced-in backyard abutting greenery. All the heavy lifting has been done! Move-in ready! Updates included: new windows, new roof (2.5 yrs), hot water tank ('15), newer furnace, flooring in bedrooms & first floor, sliding glass door & more! Join this rapidly growing community only 10 mins to Albany! Superior Condition

6. 2019-07-26
   price $222,500 785-char remark

   Show marketing remark (785 chars)

   Wonderful and spacious home located in a highly sought after East Greenbush neighborhood. Tucked away on the corner of a quiet dead end, find your solitude in the heart of East Greenbush. Bright & spacious w/ an open concept floorplan enhanced by a vaulted ceiling, this home features many custom amenities including gleaming bamboo HW's, jetted tub, & hand-crafted pergola for all your summer gatherings. Step out onto your patio to enjoy the huge fenced-in backyard abutting greenery. All the heavy lifting has been done! Move-in ready! Updates included: new windows, new roof (2.5 yrs), hot water tank ('15), newer furnace, flooring in bedrooms & first floor, sliding glass door & more! Join this rapidly growing community only 10 mins to Albany! Superior Condition

7. 2019-06-14
   price $224,900 785-char remark

   Show marketing remark (785 chars)

   Wonderful and spacious home located in a highly sought after East Greenbush neighborhood. Tucked away on the corner of a quiet dead end, find your solitude in the heart of East Greenbush. Bright & spacious w/ an open concept floorplan enhanced by a vaulted ceiling, this home features many custom amenities including gleaming bamboo HW's, jetted tub, & hand-crafted pergola for all your summer gatherings. Step out onto your patio to enjoy the huge fenced-in backyard abutting greenery. All the heavy lifting has been done! Move-in ready! Updates included: new windows, new roof (2.5 yrs), hot water tank ('15), newer furnace, flooring in bedrooms & first floor, sliding glass door & more! Join this rapidly growing community only 10 mins to Albany! Superior Condition

8. 2019-06-14
   listed $234,900 New 785-char remark

   Show marketing remark (785 chars)

   Wonderful and spacious home located in a highly sought after East Greenbush neighborhood. Tucked away on the corner of a quiet dead end, find your solitude in the heart of East Greenbush. Bright & spacious w/ an open concept floorplan enhanced by a vaulted ceiling, this home features many custom amenities including gleaming bamboo HW's, jetted tub, & hand-crafted pergola for all your summer gatherings. Step out onto your patio to enjoy the huge fenced-in backyard abutting greenery. All the heavy lifting has been done! Move-in ready! Updates included: new windows, new roof (2.5 yrs), hot water tank ('15), newer furnace, flooring in bedrooms & first floor, sliding glass door & more! Join this rapidly growing community only 10 mins to Albany! Superior Condition

9. 2016-09-09
   soldstatus $188,150
10. 2016-08-31
    soldstatus $188,150 Closed (Final Sale)

    Show marketing remark (544 chars)

    Spacious, picture perfect home, situated on large corner lot, at dead-end, in highly sought after locale. Featuring a bright, open floor plan, accented by gleaming bamboo HW floors & vaulted ceilings. 4 BR. Large bath w/ jetted tub & double sinks. Enjoy summer nights on your deck, overlooking your huge fenced in backyard w/ views of pretty greenery directly behind you, or walk out your new sliding glass door to the patio. New hot water tank'15. Newer windows & furnace. Less than 10 min to Albany!Won't last! Excellent Condition

11. 2016-07-06
    status Pend (Under Cntr)

    Show marketing remark (544 chars)

    Spacious, picture perfect home, situated on large corner lot, at dead-end, in highly sought after locale. Featuring a bright, open floor plan, accented by gleaming bamboo HW floors & vaulted ceilings. 4 BR. Large bath w/ jetted tub & double sinks. Enjoy summer nights on your deck, overlooking your huge fenced in backyard w/ views of pretty greenery directly behind you, or walk out your new sliding glass door to the patio. New hot water tank'15. Newer windows & furnace. Less than 10 min to Albany!Won't last! Excellent Condition

12. 2016-06-21
    price $184,900

    Show marketing remark (544 chars)

    Spacious, picture perfect home, situated on large corner lot, at dead-end, in highly sought after locale. Featuring a bright, open floor plan, accented by gleaming bamboo HW floors & vaulted ceilings. 4 BR. Large bath w/ jetted tub & double sinks. Enjoy summer nights on your deck, overlooking your huge fenced in backyard w/ views of pretty greenery directly behind you, or walk out your new sliding glass door to the patio. New hot water tank'15. Newer windows & furnace. Less than 10 min to Albany!Won't last! Excellent Condition

13. 2016-05-22
    listed $189,900 New

    Show marketing remark (544 chars)

    Spacious, picture perfect home, situated on large corner lot, at dead-end, in highly sought after locale. Featuring a bright, open floor plan, accented by gleaming bamboo HW floors & vaulted ceilings. 4 BR. Large bath w/ jetted tub & double sinks. Enjoy summer nights on your deck, overlooking your huge fenced in backyard w/ views of pretty greenery directly behind you, or walk out your new sliding glass door to the patio. New hot water tank'15. Newer windows & furnace. Less than 10 min to Albany!Won't last! Excellent Condition

14. 2005-11-30
    soldstatus $185,000
15. 2003-07-22
    soldstatus $122,900
16. 2003-07-11
    soldstatus $122,900
17. 2003-01-13
    historical
18. 2002-10-17
    listed $125,900

ⓘ 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: $7,416 · $618/mo
• Projected year-2 tax: $7,416 · $618/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,722
• − Mortgage interest: −$18,480
• − Property taxes: −$7,416
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − Depreciation: −$9,597
• Taxable loss: −$10,495
• Est. tax savings @ 24.0%: +$2,519
• After-tax cash flow: $-2,246/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 — East Greenbush

• Score: 76/100
• State rank: #233
• US rank: #3674

Category grades

Amenities F Commute F Cost of living D- Crime B Employment A+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Greenbush, NY
• County: Rensselaer County · 75,590 people
• 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

+162.0% since first listed

18 events — show timeline

• 2026-05-09 Pending — Global MLS
• 2026-05-01 Listed $329,900 Global MLS
• 2019-11-15 Sold (Public Records) $221,000 Public Records
• 2019-11-05 Sold (MLS) $221,000 Global MLS
• 2019-08-24 Price Changed $214,900 Global MLS
• 2019-07-26 Price Changed $222,500 Global MLS
• 2019-06-14 Price Changed $224,900 Global MLS
• 2019-06-14 Listed $234,900 Global MLS
• 2016-09-09 Sold (Public Records) $188,150 Public Records
• 2016-08-31 Sold (MLS) $188,150 Global MLS
• 2016-07-06 Pending — Global MLS
• 2016-06-21 Price Changed $184,900 Global MLS
• 2016-05-22 Listed $189,900 Global MLS
• 2005-11-30 Sold (Public Records) $185,000 Public Records
• 2003-07-22 Sold (Public Records) $122,900 Public Records
• 2003-07-11 Sold (MLS) $122,900 Global MLS
• 2003-01-13 Listing Removed — Global MLS
• 2002-10-17 Listed $125,900 Global MLS

Property tax history

+3.3%/yr

Latest (2025): $7,416 · +33.1% YoY. Source: county tax records.