12 Connecticut Ave · Hampton Manor, NY 12144

$220,000

3 bd · 1.5 ba · 831 sqft · SingleFamily public records · 7 Days on market

Built 1925 6,534 sqft lot $265/sqft · 20% below area Est $274k · 20% under

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Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +6.1/10.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold before print. Good Condition

Key facts

• Wood floors
• Full bathroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• FULL BATHROOM
• WALK-IN SHOWER
• CERAMIC TILE SURROUND
• WOOD FLOORS
• ENCLOSED FRONT PORCH

Property features AI

Exterior

• Parking: Detached garage (1 garage space); Total of 3 parking spaces; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Level lot
• Construction: Aluminum and shingle siding; Asphalt roof
• Exterior features: Front porch; Deck; Back yard with chain link fencing; Paved driveway; Exterior lighting; Detached garage structure

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom (first floor); One half bathroom (basement)
• Heating & cooling: Baseboard hot water heating; Natural gas heating
• Interior features: Updated/remodeled interior; 6 total rooms; Full basement with interior entry; Driveway is paved and exterior lighting present
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.8% vs local median 1.9% in Hampton Manor — 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 77/100 on livability (#189 in NY, #2,794 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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: Columbia High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,252 students, 27% FRL).
• Zoned-school proficiency averages 92% at this address vs 70% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the East Greenbush Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 102 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• This rent runs 32% 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 $7k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $110k; list at $220k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000

Questions for the listing agent

1. Built in 1925 — 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. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (median comp): $274,043
• List price: $220,000
• Delta: -19.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Rhode Island Ave	0.03mi	2/1.5 (-1)	884 (+6%)	2mo	$236,000	$267	82
38 Genesee Ave	0.20mi	3/1.0	864 (+4%)	16mo	$223,100	$258	69
231 Washington Ave E	0.42mi	3/1.0	875 (+5%)	3mo	$180,000	$206	67
12 New Hampshire Ave	0.21mi	2/1.0 (-1)	800 (-4%)	12mo	$185,000	$231	67
305 E Madison Ave	0.54mi	2/1.0 (-1)	882 (+6%)	10mo	$211,000	$239	49
379 Eastern Ave Ave	0.61mi	3/1.0	950 (+14%)	19mo	$265,000	$279	30

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: -10.5%
• Equity multiple: 0.63×
• Total profit: $-22,976
• Equity at exit: $32,803

10-year hold

• IRR: -4.6%
• Equity multiple: 0.73×
• Total profit: $-16,634
• Equity at exit: $19,022

Cash invested: $61,600 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,418 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$389 /mo · $4,663/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $276

Break-even live

Break-even rent $2,068

Max offer price $220,000

Occupancy floor 84%

Sensitivity live

Price	-10% $400	-5% $338	+0% $276	+5% $214	+10% $151
Rent	-10% $85	-5% $180	+0% $276	+5% $371	+10% $467
Rate	-1.0pp $387	-0.5pp $332	base $276	+0.5pp $219	+1.0pp $161

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Forrest Pointe Dr East Greenbush, NY	1.0–2.0	1.0–2.0	1193	$2,889	$2.42	15d	1	1.05mi
7 Elm Ct Rensselaer, NY	1.0–2.0	1.0–2.0	829	$1,830	$2.21	15d	1	1.15mi

Listing history 6 events

1. 2026-05-07
   status Pending 540-char remark
2. 2026-05-01
   listed $220,000 Active 540-char remark
3. 2021-04-20
   soldstatus $110,000
4. 2021-04-13
   soldstatus $110,000 Closed (Final Sale) 33-char remark

   Show marketing remark (33 chars)

   Sold before print. Good Condition

5. 2021-03-16
   listed $110,000 33-char remark

   Show marketing remark (33 chars)

   Sold before print. Good Condition

6. 2021-03-16
   historical 33-char remark

   Show marketing remark (33 chars)

   Sold before print. Good 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: $4,663 · $389/mo
• Projected year-2 tax: $4,663 · $389/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $29,010
• − Mortgage interest: −$12,323
• − Property taxes: −$4,663
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,321
• − Management: −$2,321
• − Depreciation: −$6,400
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $3,339/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 — Hampton Manor

• Score: 77/100
• State rank: #189
• US rank: #2794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Manor, NY
• County: Rensselaer County · 75,590 people
• City population: 21,631
• 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

+100.0% since first listed

6 events — show timeline

• 2026-05-07 Pending — Global MLS
• 2026-05-01 Listed $220,000 Global MLS
• 2021-04-20 Sold (Public Records) $110,000 Public Records
• 2021-04-13 Sold (MLS) $110,000 Global MLS
• 2021-03-16 Listing Removed — Global MLS
• 2021-03-16 Listed $110,000 Global MLS

Property tax history

+3.4%/yr

Latest (2025): $4,663 · +5.1% YoY. Source: county tax records.