9 Mary Hadge Dr · Niskayuna, NY 12309

$200,000

3 bd · 1.0 ba · 989 sqft · SingleFamily public records · 37 Days on market

Built 1954 7,840 sqft lot $202/sqft · 33% below area Est $296k · 33% under ↓ 5% since listing

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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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Schools +5.3/10.0
• Livability +4.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION INVESTORS: 3-bedroom, 1-bath home ready for rehab with tons of potential in a quiet neighborhood within the highly desirable South Colonie Central School District. Featuring a 2-car attached garage, this property offers a solid starting point for your renovation vision. Conveniently located close to shopping, dining, and entertainment, it's a fantastic opportunity for investors or handy buyers alike. Whether you're looking for your next fix-and-flip project or a long-term rental addition to your portfolio, this home offers strong upside potential in a sought-after area. CASH BUYERS ONLY - ASSIGNMENT OF CONTRACT

Key facts

• Close to dining
• Quiet neighborhood
• Close to shopping

Tags

• QUIET NEIGHBORHOOD
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO ENTERTAINMENT

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; One-story (all main rooms listed on first level)
• Construction: Vinyl siding construction
• Exterior features: Shingle roof; Vinyl siding; 0.18 acre lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three first-floor bedrooms
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Cooling present (type listed as other)
• Interior features: 6 total rooms; Crawl space basement; Other exterior features noted
• Laundry & utility: First-floor laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.6% in Niskayuna — 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 91/100 on livability (#3 in NY, #51 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living F.
• South Colonie Central School District (suburban): math 63% / reading 57% proficiency, ranked #215 of 590 in NY (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Veeder Elementary School (math 67% / reading 62%, grade B, #591 of 2,108 statewide, top 31%, 436 students, 32% FRL); Lisha Kill Middle School (math 44% / reading 55%, grade C, #280 of 729 statewide, top 40%, 628 students, 33% FRL); Colonie Central High School (math 96% / reading 72%, grade A, #404 of 1,100 statewide, top 37%, 1,538 students, 39% FRL) — zoned schools average 35% FRL vs 19% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.6%/yr); 166 active listings in the ZIP; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 37 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 1.03% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $296,420
• List price: $200,000
• Delta: -32.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Plaske Dr	0.11mi	2/1.0 (-1)	876 (-11%)	13mo	$255,000	$291	60
36 Plaske Dr	0.21mi	2/1.0 (-1)	899 (-9%)	13mo	$315,000	$350	60
6 Concord Dr	0.62mi	3/1.0	1,044 (+6%)	12mo	$355,000	$340	52
61 Jones Dr	0.42mi	3/1.5	1,104 (+12%)	17mo	$392,000	$355	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.53×
• Total profit: $-26,398
• Equity at exit: $29,821

10-year hold

• IRR: -10.5%
• Equity multiple: 0.45×
• Total profit: $-30,600
• Equity at exit: $17,292

Cash invested: $56,000 (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 12309

• Rents YoY: -1.6%
• Active inventory: 166
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$304 /mo · $3,654/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $188

Break-even live

Break-even rent $1,819

Max offer price $200,000

Occupancy floor 86%

Sensitivity live

Price	-10% $301	-5% $245	+0% $188	+5% $131	+10% $75
Rent	-10% $26	-5% $107	+0% $188	+5% $269	+10% $350
Rate	-1.0pp $289	-0.5pp $239	base $188	+0.5pp $136	+1.0pp $83

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $200,000 Active 37 DOM
2. 2026-06-18
   days on market $200,000 Active 34 DOM
3. 2026-06-17
   days on market $200,000 Active 33 DOM
4. 2026-06-16
   pricedays on market $200,000 Active 32 DOM
5. 2026-06-15
   days on market $205,000 Active 31 DOM
6. 2026-06-14
   days on market $205,000 Active 29 DOM
7. 2026-06-13
   days on market $205,000 Active 28 DOM
8. 2026-06-10
   days on market $205,000 Active 26 DOM
9. 2026-06-09
   days on market $205,000 Active 25 DOM
10. 2026-06-08
    days on market $205,000 Active 24 DOM
11. 2026-06-07
    days on market $205,000 Active 23 DOM
12. 2026-06-05
    days on market $205,000 Active 20 DOM
13. 2026-06-03
    days on market $205,000 Active 19 DOM
14. 2026-06-03
    price $205,000 Active 18 DOM
15. 2026-06-02
    days on market $210,000 Active 18 DOM
16. 2026-06-01
    days on market $210,000 Active 17 DOM
17. 2026-05-31
    days on market $210,000 Active 16 DOM
18. 2026-05-31
    days on market $210,000 Active 15 DOM
19. 2026-05-15
    listed $210,000 Active 631-char remark

ⓘ 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: $3,654 · $304/mo
• Projected year-2 tax: $3,654 · $304/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 (unshaded) · 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 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,678
• − Mortgage interest: −$11,203
• − Property taxes: −$3,654
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$5,818
• Taxable loss: −$946
• Est. tax savings @ 24.0%: +$227
• After-tax cash flow: $2,483/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: South Colonie Central School District
• NCES district ID: 3627210
• Math proficiency: 63% ▼ -1.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $69,499
• Composite: 52.97/100
• National rank: #1527
• State rank: #215 of 590 in NY

Livability — Niskayuna

• Score: 91/100
• State rank: #3
• US rank: #51

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Schenectady County · 141,369 people
• City population: 32,996
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 33,246
• Household income: $125,274
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 300.0

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 (76%)
• Race & ethnicity: White 76% Asian 9% Two or more races 8% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 3% 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: ▼ -228.63%
• Current HPI: 294.773
• Rent YoY: ▼ -1.55%
• 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

-4.8% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $200,000 Global MLS
• 2026-06-02 Price Changed $205,000 Global MLS
• 2026-05-15 Listed $210,000 Global MLS

Property tax history

+22.4%/yr

Latest (2025): $3,654 · +22.9% YoY. Source: county tax records.