9 Ridge Rd · Hampton Manor, NY 12144

$229,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 7 Days on market

Built 1946 0.45 ac lot $239/sqft · at area comps Est $278k · 18% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Schools +6.1/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER HOME FOR THE MONEY! LARGE ROOMS. GAS HEAT & HOT WATER. WALK UP ATTIC. OVERSIZE 2 CAR GARAGE. CALL JOHN MOONEY FOR MORE INFO...VM 342-7756 -- Very Good Condition

Key facts

• Flexible layout
• Bonus room
• Pellet stove

Tags

• FLEXIBLE LAYOUT
• BONUS ROOM
• PRIVATE PRIMARY BEDROOM
• WALK-UP ATTIC
• NEWER ON-DEMAND BOILER
• PELLET STOVE

Property features AI

Exterior

• Parking: Detached garage; 2-car garage spaces; Total of 8 parking spaces; Carport; Driveway; Off-street parking; Workshop and storage space in garage; Paved
• Utilities: Public water; Public sewer
• Home design: Single-family residence; First-floor entry
• Construction: Aluminum siding; Block foundation; Metal roof; Built living area approximately 1,168
• Exterior features: Pressure-treated deck; Rear porch and front porch; Paved driveway/drive-paved; Exterior lighting; Shed(s) and storage; Garage(s)

Interior

• Kitchen: Electric oven; Range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Hot water heating; Natural gas heating; Pellet stove; Radiant heating
• Interior features: Entry; Living room; Other main-level room; Full basement with interior entry (unfinished); 8 total rooms
• Laundry & utility: Main-level laundry room; Washer; Dryer; Tankless water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-73 ($-882/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (9.3% below list).
• Recommended offer: $208k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

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 24y 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 $82k; list at $229k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $207,604 (9.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — 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. 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: 0.91% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 9.2

CMA / ARV

• ARV (median comp): $278,177
• List price: $229,000
• Delta: -17.68%
• 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
257 Lake Shore Dr	0.53mi	2/1.0	962 (+0%)	5mo	$245,000	$255	71
236 E Hudson Ave	0.64mi	2/1.0	992 (+3%)	1mo	$247,000	$249	64
3 Linden Ave	0.30mi	2/1.0	852 (-11%)	6mo	$280,000	$329	62
216 Hudson Ave	0.58mi	3/1.0 (+1)	960 (0%)	7mo	$154,000	$160	62
55 Sherwood Ave	0.37mi	3/1.0 (+1)	1,034 (+8%)	8mo	$246,000	$238	58
11 Rhode Island Ave	0.55mi	2/1.5	884 (-8%)	2mo	$236,000	$267	58
8 Riverview Ter	0.43mi	3/1.0 (+1)	1,008 (+5%)	15mo	$262,000	$260	54
43 Sherwood Ave	0.45mi	3/1.0 (+1)	1,100 (+15%)	0mo	$311,896	$284	50
231 Washington Ave E	0.61mi	3/1.0 (+1)	875 (-9%)	3mo	$180,000	$206	49
26 New Jersey Ave	0.43mi	3/1.0 (+1)	1,092 (+14%)	14mo	$300,000	$275	41
222 E Madison Ave	0.63mi	3/1.0 (+1)	1,080 (+12%)	6mo	$175,000	$162	40
5 New Hampshire Ave	0.69mi	3/1.0 (+1)	1,098 (+14%)	7mo	$265,000	$241	33

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: -21.1%
• Equity multiple: 0.28×
• Total profit: $-45,971
• Equity at exit: $34,145

10-year hold

• IRR: -20.8%
• Equity multiple: 0.03×
• Total profit: $-62,505
• Equity at exit: $19,800

Cash invested: $64,120 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$417 /mo · $5,007/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-73

Break-even live

Break-even rent $2,169

Max offer price $216,023

Occupancy floor 99%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	14d	1	1.05mi
15 Forrest Dr Rensselaer, NY	1.0	1.0	600	$1,300	$2.17	44d	1	1.18mi
7 Elm Ct Rensselaer, NY	1.0–2.0	1.0–2.0	829	$1,830	$2.21	14d	1	1.50mi

Listing history 5 events

1. 2026-05-14
   status Pending 1370-char remark
2. 2026-05-07
   listed $229,000 Active 1370-char remark
3. 2003-02-27
   soldstatus $82,000 178-char remark

   Show marketing remark (178 chars)

   GREAT STARTER HOME FOR THE MONEY! LARGE ROOMS. GAS HEAT & HOT WATER. WALK UP ATTIC. OVERSIZE 2 CAR GARAGE. CALL JOHN MOONEY FOR MORE INFO...VM 342-7756 -- Very Good Condition

4. 2002-12-17
   historical 178-char remark

   Show marketing remark (178 chars)

   GREAT STARTER HOME FOR THE MONEY! LARGE ROOMS. GAS HEAT & HOT WATER. WALK UP ATTIC. OVERSIZE 2 CAR GARAGE. CALL JOHN MOONEY FOR MORE INFO...VM 342-7756 -- Very Good Condition

5. 2002-12-12
   listed $84,900 178-char remark

   Show marketing remark (178 chars)

   GREAT STARTER HOME FOR THE MONEY! LARGE ROOMS. GAS HEAT & HOT WATER. WALK UP ATTIC. OVERSIZE 2 CAR GARAGE. CALL JOHN MOONEY FOR MORE INFO...VM 342-7756 -- Very 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: $5,007 · $417/mo
• Projected year-2 tax: $5,007 · $417/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 3/10 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: $24,912
• − Mortgage interest: −$12,828
• − Property taxes: −$5,007
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − Depreciation: −$6,662
• Taxable loss: −$4,714
• Est. tax savings @ 24.0%: +$1,131
• After-tax cash flow: $250/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

+169.7% since first listed

5 events — show timeline

• 2026-05-14 Pending — Global MLS
• 2026-05-07 Listed $229,000 Global MLS
• 2003-02-27 Sold (MLS) $82,000 Global MLS
• 2002-12-17 Listing Removed — Global MLS
• 2002-12-12 Listed $84,900 Global MLS

Property tax history

+2.1%/yr

Latest (2025): $5,007 · +13.2% YoY. Source: county tax records.