208 Hampton Ave · Hampton Manor, NY 12144

$99,000

4 bd · 1.5 ba · 1,320 sqft · SingleFamily public records · 9 Days on market

Built 1936 10,018 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

GO AND SHOW AVAILABLE AS OF 3PM FRIDAY APRIL 17, MULTIPLE OFFERS AT TIME OF LISTING, ALL INTERESTED HAVE BEST AND HIGHEST BY MONDAY APRIL 20 AT 5PM. Opportunity knocks in East Greenbush! This 4-bedroom, 1,320 sq ft bungalow in the desirable Columbia High School District offers strong potential for investors, contractors, or flippers. Located in a great neighborhood, this unique lot features a solid layout and generous space but requires significant renovation due to prior water damage. The kitchen is not functional and full rehab is needed. Ideal for cash buyers or renovation financing. Bring your vision and restore this home to its full potential!

Key facts

• 0.23 acre lot
• Built 1936
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $99k).
• Cap rate 19.5% 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.
• 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 34% 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.63% ✓
• Cap rate: 19.53%
• Cash-on-cash: 47.28%
• DSCR: 3.10
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $298,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Hampton Ave	0.00mi	4/1.5	1,320 (0%)	1mo	$160,500	$122	99
274 Pinehurst Ave	0.17mi	3/1.5 (-1)	1,250 (-5%)	9mo	$345,000	$276	70
252 Summit Ave	0.26mi	4/2.0	1,414 (+7%)	6mo	$310,000	$219	69
268 E Maryland Ave	0.34mi	3/1.5 (-1)	1,256 (-5%)	4mo	$245,000	$195	68
227 Hampton Ave	0.06mi	3/1.5 (-1)	1,164 (-12%)	8mo	$260,000	$223	66
8 Hudson Ave W	0.26mi	3/2.0 (-1)	1,452 (+10%)	4mo	$314,000	$216	61
Clinton St	0.41mi	3/2.0 (-1)	1,357 (+3%)	12mo	$660,000	$486	59
5 Hillview Ave	0.69mi	3/1.0 (-1)	1,312 (-1%)	10mo	$222,000	$169	51
265 Summit Ave	0.32mi	3/2.0 (-1)	1,152 (-13%)	11mo	$330,000	$286	47
7 Onderdonk Ave	0.51mi	3/1.0 (-1)	1,140 (-14%)	1mo	$325,000	$285	46
13 Barber Dr	0.63mi	4/2.0	1,462 (+11%)	9mo	$395,000	$270	43
23 Catskill Ave	0.71mi	3/1.0 (-1)	1,440 (+9%)	3mo	$325,000	$226	42

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: 42.0%
• Equity multiple: 2.74×
• Total profit: $48,352
• Equity at exit: $14,761

10-year hold

• IRR: 47.0%
• Equity multiple: 5.02×
• Total profit: $111,366
• Equity at exit: $8,560

Cash invested: $27,720 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$401 /mo · $4,813/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $1,092

Break-even live

Break-even rent $1,217

Max offer price $99,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,438	-5% $1,404	+0% $1,092	+5% $1,064	+10% $1,036
Rent	-10% $887	-5% $990	+0% $1,092	+5% $1,195	+10% $1,298
Rate	-1.0pp $1,142	-0.5pp $1,117	base $1,092	+0.5pp $1,067	+1.0pp $1,040

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-04-12
   listed $99,000 Active

ⓘ 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: $4,813 · $401/mo
• Projected year-2 tax: $4,813 · $401/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: $31,196
• − Mortgage interest: −$5,546
• − Property taxes: −$4,813
• − Insurance: −$495
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$2,880
• Taxable income: $12,471
• Est. tax owed @ 24.0%: −$2,993
• After-tax cash flow: $10,114/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

2 events — show timeline

• 2026-04-22 Pending — Global MLS
• 2026-04-12 Listed $99,000 Global MLS

Property tax history

+2.8%/yr

Latest (2025): $4,813 · -25.5% YoY. Source: county tax records.