63 Dale St · Rensselaer, NY 12144

$239,000

4 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 8 Days on market

Built 1890 3,920 sqft lot Est $226k · 6% 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 +16.2/30.0
• DSCR +5.0/10.0
• ARV discount +5.0/15.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.7/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COZY STARTER HOME, CONVENIENT TO T'WAY, NICE FENCED YARD W/GARDENS, 2 CAR GAR. W/ATTIC STORAGE. BILCO DOORS,H/W T/O, EXPOSED BEAM CEILINGS, AND A NICE PORCH. SALE IS CONTINGENT ON OWNER FINDING HOME OF CHOICE. Very Good Condition

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1890

Property features AI

Exterior

• Parking: 2-car garage; Total of 4 parking spaces; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Updated/remodeled condition; Concrete perimeter foundation; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Concrete perimeter foundation; Asphalt roof
• Exterior features: Enclosed porch; Patio; Porch; Garden; Wire fencing; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Two bedrooms on the second floor
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced air heating; Natural gas heating; Has cooling (type: Other)
• Interior features: Updated/remodeled interior; Insulated windows; 8 total rooms
• Laundry & utility: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (4.7% below list).
• Recommended offer: $228k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.0% in Rensselaer — 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 (#191 in NY, #2,967 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+.
• Rensselaer City School District (suburban): math 28% / reading 34% proficiency, ranked #574 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Van Rensselaer Elementary School (math 15% / reading 36%, grade F, #1,821 of 2,108 statewide, top 86%, 493 students, 70% FRL); Rensselaer Junior/Senior High School (math 42% / reading 22%, grade F, #1,079 of 1,100 statewide, top 98%, 522 students, 66% FRL).
• Market conditions: Rents flat; 102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• This rent runs 30% 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $60k; list at $239k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,817 (4.7% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.26%
• DSCR: 1.10
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $226,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1912 8th St	0.19mi	4/1.5	1,181 (+4%)	4mo	$301,500	$255	81
1822 7th St	0.13mi	3/1.0 (-1)	1,097 (-3%)	6mo	$219,900	$200	77
1561 5th St	0.14mi	3/2.0 (-1)	1,148 (+2%)	18mo	$244,999	$213	69
1929 9th St	0.21mi	3/1.0 (-1)	1,096 (-3%)	13mo	$230,000	$210	68
1987 10th St	0.24mi	3/1.0 (-1)	1,152 (+2%)	16mo	$205,000	$178	66
1 Williams Ter	0.56mi	3/1.5 (-1)	1,122 (-1%)	7mo	$227,500	$203	62
1212 3rd St	0.55mi	3/1.0 (-1)	1,114 (-2%)	6mo	$113,000	$101	60
2 Patten Ave	0.20mi	3/1.0 (-1)	1,010 (-11%)	12mo	$171,000	$169	55
1512 Broadway	0.36mi	3/1.0 (-1)	1,272 (+12%)	1mo	$215,000	$169	55
35 Pine St	0.57mi	3/1.0 (-1)	1,205 (+6%)	9mo	$259,900	$216	48
57 Glen St	0.62mi	3/1.5 (-1)	1,195 (+6%)	13mo	$228,000	$191	46
1015 1st St	0.72mi	3/1.5 (-1)	1,240 (+10%)	10mo	$175,000	$141	37

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: -15.1%
• Equity multiple: 0.47×
• Total profit: $-35,355
• Equity at exit: $35,636

10-year hold

• IRR: -10.6%
• Equity multiple: 0.42×
• Total profit: $-38,789
• Equity at exit: $20,664

Cash invested: $66,920 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$321 /mo · $3,847/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $126

Break-even live

Break-even rent $2,118

Max offer price $239,000

Occupancy floor 89%

Sensitivity live

Price	-10% $262	-5% $194	+0% $126	+5% $59	+10% $-9
Rent	-10% $-54	-5% $36	+0% $126	+5% $216	+10% $306
Rate	-1.0pp $247	-0.5pp $187	base $126	+0.5pp $64	+1.0pp $1

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1444 2nd St Unit 2 Rensselaer, NY	4.0	1.0	950	$1,900	$2.00	45d	1	0.34mi
945 Broadway Rensselaer, NY	3.0	1.0	1200	$1,650	$1.38	25d	1	0.77mi
2 River Chase Rensselaer, NY	1.0–3.0	1.0–2.0	1348	$2,615	$1.94	16d	34	1.09mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	45d	1	1.23mi
10 Van Allen Way Rensselaer, NY	1.0–3.0	1.0–2.0	1153	$2,500	$2.17	16d	1	1.30mi
628 N Pearl St Menands, NY	3.0	1.0	1088	$1,500	$1.38	45d	1	1.41mi

Listing history 6 events

1. 2026-06-16
   statusdays on market $239,000 Pending 8 DOM
2. 2026-06-15
   days on market $239,000 Active 7 DOM
3. 2026-06-14
   days on market $239,000 Active 5 DOM
4. 2026-06-10
   days on market $239,000 Active 2 DOM
5. 2026-06-09
   remarks 158-char remark
6. 2026-06-09
   listed $239,000 Active 1 DOM

ⓘ 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: $3,847 · $321/mo
• Projected year-2 tax: $3,943 · $329/mo
• Expected delta: +$96/yr (+$8/mo · 2.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $27,338
• − Mortgage interest: −$13,388
• − Property taxes: −$3,847
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$6,953
• Taxable loss: −$2,419
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $2,095/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: Rensselaer City School District
• NCES district ID: 3624450
• Math proficiency: 28% ▼ -2.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $48,665
• Composite: 26.89/100
• National rank: #7096
• State rank: #574 of 590 in NY

Livability — Rensselaer

• Score: 77/100
• State rank: #191
• US rank: #2967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rensselaer, NY
• County: Rensselaer County · 75,590 people
• City population: 22,111
• 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

+276.4% since first listed

4 events — show timeline

• 2026-06-07 Listed $239,000 Global MLS
• 1999-05-07 Sold (Public Records) $60,000 Public Records
• 1999-03-31 Sold (MLS) $60,000 Global MLS
• 1998-05-19 Listed $63,500 Global MLS

Property tax history

+9.3%/yr

Latest (2025): $3,847 · +1.1% YoY. Source: county tax records.