150 Schoolhouse Rd · Westmere, NY 12203

$299,999

4 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 85 Days on market

Built 1919 9,583 sqft lot $222/sqft · 17% below area Est $363k · 17% under ↓ 12% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Schools +5.7/10.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 150 Schoolhouse road, located on a .25 acre lot in the highly desirable Guilderland School District! This home boasts many modern updates in including kitchen cabinets with quartz counters, new LVP flooring and tiled bathrooms! This home offers 4 bedrooms, 2 full baths, living room, dining room and kitchen as well as first floor laundry for convenience. Enjoy the ductless mini split to keep cool on those hot summer nights as well as Newer vinyl replacement windows throughout! Centrally located close to all shops, restaurants and stores! All thats left to do is move in - Book your showing today!

Key facts

• Quartz counters
• Modern updates
• Ductless mini split

Tags

• MODERN UPDATES
• KITCHEN CABINETS
• QUARTZ COUNTERS
• LVP FLOORING
• TILED BATHROOMS
• DUCTLESS MINI SPLIT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $283k (5.5% below list).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 4.1% in Westmere — 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 69/100 on livability (#477 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A; Watch: amenities F, commute F, cost of living D-.
• Guilderland Central School District (suburban): math 61% / reading 68% proficiency, ranked #166 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.9%/yr); 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 41% of the median local income ($83k/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 $9k 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 85 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $281,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 0.94% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

• ARV (median comp): $362,783
• List price: $299,999
• Delta: -17.31%
• 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
3 Caroline St	0.25mi	4/2.0	1,488 (+10%)	3mo	$265,000	$178	67
113 Marjorie Dr	0.38mi	3/1.5 (-1)	1,396 (+3%)	8mo	$289,000	$207	65
223 Schoolhouse Rd	0.33mi	3/2.0 (-1)	1,300 (-4%)	9mo	$241,000	$185	63
99 Vaughn Dr	0.37mi	3/2.5 (-1)	1,255 (-7%)	7mo	$339,000	$270	56
108 Vaughn Dr	0.37mi	3/1.0 (-1)	1,213 (-10%)	10mo	$270,000	$223	50
499 Church Rd	0.47mi	4/2.5	1,160 (-14%)	5mo	$275,000	$237	46
203 Woodscape Dr	0.60mi	4/2.0	1,512 (+12%)	5mo	$420,000	$278	46
220 Woodscape Dr	0.63mi	3/2.5 (-1)	1,440 (+6%)	9mo	$365,000	$253	44
7 N Reineman St	0.39mi	3/1.0 (-1)	1,224 (-10%)	19mo	$217,583	$178	43
28 Chapman Dr	0.51mi	3/2.0 (-1)	1,538 (+14%)	8mo	$380,000	$247	40
20 E Highland Dr	0.47mi	3/2.5 (-1)	1,552 (+15%)	11mo	$432,000	$278	35
17 Ayre Dr	0.69mi	3/1.0 (-1)	1,152 (-15%)	14mo	$295,000	$256	24

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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-44,447
• Equity at exit: $44,731

10-year hold

• IRR: -8.4%
• Equity multiple: 0.50×
• Total profit: $-41,961
• Equity at exit: $25,938

Cash invested: $84,000 (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 12203

• Home prices YoY: -31.0%
• Rents YoY: 1.9%
• Active inventory: 124
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,835 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$426 /mo · $5,115/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $115

Break-even live

Break-even rent $2,689

Max offer price $299,999

Occupancy floor 91%

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Homestead St Albany, NY	4.0	2.0	1600	$2,600	$1.62	43d	1	1.15mi
32 Moreland Ave Unit NA Albany, NY	3.0	1.5	1500	$2,300	$1.53	21d	1	1.17mi
190 Church Rd Albany, NY	3.0	1.0	875	$2,600	$2.97	14d	1	1.27mi
1000 Apex Ln Albany, NY	1.0–3.0	1.0–2.0	1525	$4,175	$2.74	14d	29	1.32mi

Listing history 21 events

1. 2026-06-18
   days on market $299,999 Active 85 DOM
2. 2026-06-17
   days on market $299,999 Active 84 DOM
3. 2026-06-16
   days on market $299,999 Active 83 DOM
4. 2026-06-15
   days on market $299,999 Active 82 DOM
5. 2026-06-14
   days on market $299,999 Active 80 DOM
6. 2026-06-10
   days on market $299,999 Active 77 DOM
7. 2026-06-09
   days on market $299,999 Active 76 DOM
8. 2026-06-08
   days on market $299,999 Active 75 DOM
9. 2026-06-07
   days on market $299,999 Active 74 DOM
10. 2026-06-05
    days on market $299,999 Active 71 DOM
11. 2026-06-03
    days on market $299,999 Active 70 DOM
12. 2026-06-02
    days on market $299,999 Active 69 DOM
13. 2026-06-01
    days on market $299,999 Active 68 DOM
14. 2026-05-31
    days on market $299,999 Active 67 DOM
15. 2026-05-31
    days on market $299,999 Active 66 DOM
16. 2026-05-19
    status Active 612-char remark

    Show marketing remark (612 chars)

    Welcome to 150 Schoolhouse road, located on a .25 acre lot in the highly desirable Guilderland School District! This home boasts many modern updates in including kitchen cabinets with quartz counters, new LVP flooring and tiled bathrooms! This home offers 4 bedrooms, 2 full baths, living room, dining room and kitchen as well as first floor laundry for convenience. Enjoy the ductless mini split to keep cool on those hot summer nights as well as Newer vinyl replacement windows throughout! Centrally located close to all shops, restaurants and stores! All thats left to do is move in - Book your showing today!

17. 2026-05-19
    price $299,999 612-char remark

    Show marketing remark (612 chars)

    Welcome to 150 Schoolhouse road, located on a .25 acre lot in the highly desirable Guilderland School District! This home boasts many modern updates in including kitchen cabinets with quartz counters, new LVP flooring and tiled bathrooms! This home offers 4 bedrooms, 2 full baths, living room, dining room and kitchen as well as first floor laundry for convenience. Enjoy the ductless mini split to keep cool on those hot summer nights as well as Newer vinyl replacement windows throughout! Centrally located close to all shops, restaurants and stores! All thats left to do is move in - Book your showing today!

18. 2026-05-13
    historical 612-char remark

    Show marketing remark (612 chars)

    Welcome to 150 Schoolhouse road, located on a .25 acre lot in the highly desirable Guilderland School District! This home boasts many modern updates in including kitchen cabinets with quartz counters, new LVP flooring and tiled bathrooms! This home offers 4 bedrooms, 2 full baths, living room, dining room and kitchen as well as first floor laundry for convenience. Enjoy the ductless mini split to keep cool on those hot summer nights as well as Newer vinyl replacement windows throughout! Centrally located close to all shops, restaurants and stores! All thats left to do is move in - Book your showing today!

19. 2026-04-13
    price $319,999 612-char remark

    Show marketing remark (612 chars)

    Welcome to 150 Schoolhouse road, located on a .25 acre lot in the highly desirable Guilderland School District! This home boasts many modern updates in including kitchen cabinets with quartz counters, new LVP flooring and tiled bathrooms! This home offers 4 bedrooms, 2 full baths, living room, dining room and kitchen as well as first floor laundry for convenience. Enjoy the ductless mini split to keep cool on those hot summer nights as well as Newer vinyl replacement windows throughout! Centrally located close to all shops, restaurants and stores! All thats left to do is move in - Book your showing today!

20. 2026-03-24
    price $329,999 612-char remark

    Show marketing remark (612 chars)

    Welcome to 150 Schoolhouse road, located on a .25 acre lot in the highly desirable Guilderland School District! This home boasts many modern updates in including kitchen cabinets with quartz counters, new LVP flooring and tiled bathrooms! This home offers 4 bedrooms, 2 full baths, living room, dining room and kitchen as well as first floor laundry for convenience. Enjoy the ductless mini split to keep cool on those hot summer nights as well as Newer vinyl replacement windows throughout! Centrally located close to all shops, restaurants and stores! All thats left to do is move in - Book your showing today!

21. 2026-03-12
    listed $339,999 Active 612-char remark

    Show marketing remark (612 chars)

    Welcome to 150 Schoolhouse road, located on a .25 acre lot in the highly desirable Guilderland School District! This home boasts many modern updates in including kitchen cabinets with quartz counters, new LVP flooring and tiled bathrooms! This home offers 4 bedrooms, 2 full baths, living room, dining room and kitchen as well as first floor laundry for convenience. Enjoy the ductless mini split to keep cool on those hot summer nights as well as Newer vinyl replacement windows throughout! Centrally located close to all shops, restaurants and stores! All thats left to do is move in - Book your showing today!

ⓘ 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: $5,115 · $426/mo
• Projected year-2 tax: $5,115 · $426/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 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $34,019
• − Mortgage interest: −$16,805
• − Property taxes: −$5,115
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,722
• − Management: −$2,722
• − Depreciation: −$8,727
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $2,239/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: Guilderland Central School District
• NCES district ID: 3613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 68% ▲ 5.00%
• Median HH income: $75,669
• Composite: 57.24/100
• National rank: #1093
• State rank: #166 of 590 in NY

Livability — Westmere

• Score: 69/100
• State rank: #477
• US rank: #8403

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albany County · 196,626 people
• City population: 116,921
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 30,771
• Household income: $83,147
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1704.0

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 (69%)
• Race & ethnicity: White 69% Black 10% Asian 8% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 6% Spanish 3% Russian/Polish/Slavic 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: ▼ -133.05%
• Current HPI: 296.0467
• Rent YoY: ▲ 1.85%
• 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

-11.8% since first listed

6 events — show timeline

• 2026-05-19 Relisted — Global MLS
• 2026-05-19 Price Changed $299,999 Global MLS
• 2026-05-13 Listing Removed — Global MLS
• 2026-04-13 Price Changed $319,999 Global MLS
• 2026-03-24 Price Changed $329,999 Global MLS
• 2026-03-12 Listed $339,999 Global MLS

Property tax history

+9.9%/yr

Latest (2025): $5,115 · +1.9% YoY. Source: county tax records.