33 Wendell St · Ravena, NY 12143

$138,900

3 bd · 1.0 ba · 1,395 sqft · SingleFamily public records · 8 Days on market

Built 1945 0.26 ac lot Est $248k · 44% under

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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 +20.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.6/10.0
• DSCR +6.6/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute 3 bedroom ranch, living room, dining room, kitchen, large lot, great neighborhood, close to shopping. Very Good Condition

Key facts

• 0.26 acre lot
• Garage
• Built 1945

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 7.9% vs local median 3.0% in Ravena — 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 (#489 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, commute F, health & safety D-.
• Ravena-Coeymans-Selkirk Central School District (town): math 45% / reading 49% proficiency, ranked #410 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ravena-Coeymans-Selkirk Senior High School (math 92%, 544 students, 41% FRL).
• Market conditions: 27 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($960 loan paydown + $14k appreciation (10.0% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,900

Questions for the listing agent

1. Built in 1945 — 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. 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?
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: 1.16% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $248,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Woodlawn Dr	0.19mi	3/1.0	1,280 (-8%)	0mo	$275,000	$215	77
18 Wendell St	0.05mi	4/2.0 (+1)	1,420 (+2%)	12mo	$300,000	$211	76
28 Pulver Ave	0.33mi	3/1.5	1,454 (+4%)	4mo	$275,000	$189	72
7 Clearwater St	0.54mi	3/1.0	1,344 (-4%)	9mo	$126,500	$94	61
21 Winnie Ave	0.60mi	3/3.0	1,346 (-4%)	4mo	$240,000	$178	55
23 Pulver Ave	0.30mi	3/1.0	1,586 (+14%)	11mo	$250,000	$158	54
26 S Clement Ave	0.56mi	3/1.5	1,444 (+4%)	15mo	$282,000	$195	53
22 Pulver Ave	0.31mi	4/1.5 (+1)	1,504 (+8%)	16mo	$231,900	$154	52
49 S Clement Ave	0.50mi	3/2.0	1,280 (-8%)	14mo	$305,000	$238	47
39 Mcculloch Ave	0.55mi	4/1.5 (+1)	1,472 (+6%)	19mo	$225,000	$153	42
24 Pulver Ave	0.31mi	4/2.0 (+1)	1,600 (+15%)	18mo	$220,000	$138	36
15 Harris Ave	0.59mi	2/1.5 (-1)	1,256 (-10%)	15mo	$195,700	$156	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 3.25×
• Total profit: $87,651
• Equity at exit: $125,132

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $248,956
• Equity at exit: $269,852

Cash invested: $38,892 (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 12143

• Home prices YoY: 15.0%
• Active inventory: 27
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,608 medium
• Mortgage (P&I): −$728
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $187

Break-even live

Break-even rent $1,371

Max offer price $138,900

Occupancy floor 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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 US Route 9W Ravena, NY	1.0–3.0	1.0–2.0	1055	$1,850	$1.75	14d	1	0.30mi
31 Central Ave Unit 4 Ravena, NY	4.0	1.5	1285	$1,495	$1.16	14d	1	0.36mi
9 Main St Unit 2 Ravena, NY	3.0	1.0	1000	$1,295	$1.29	19d	1	0.70mi

Listing history 9 events

1. 2026-04-22
   status Pending
2. 2026-04-14
   listed $138,900 Active
3. 2024-04-15
   historical
4. 2024-01-10
   price $150,000
5. 2023-09-19
   listed $165,000 Active
6. 2009-03-26
   soldstatus $143,100
7. 2009-01-26
   soldstatus $143,100 126-char remark

   Show marketing remark (126 chars)

   Cute 3 bedroom ranch, living room, dining room, kitchen, large lot, great neighborhood, close to shopping. Very Good Condition

8. 2008-12-01
   historical 126-char remark

   Show marketing remark (126 chars)

   Cute 3 bedroom ranch, living room, dining room, kitchen, large lot, great neighborhood, close to shopping. Very Good Condition

9. 2008-10-27
   listed $139,900 126-char remark

   Show marketing remark (126 chars)

   Cute 3 bedroom ranch, living room, dining room, kitchen, large lot, great neighborhood, close to shopping. 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: $3,565 · $297/mo
• Projected year-2 tax: $3,565 · $297/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 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: $19,294
• − Mortgage interest: −$7,781
• − Property taxes: −$3,565
• − Insurance: −$694
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$4,041
• Taxable income: $127
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,212/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: Ravena-Coeymans-Selkirk Central School District
• NCES district ID: 3624150
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $63,960
• Composite: 41.63/100
• National rank: #3427
• State rank: #410 of 590 in NY

Livability — Ravena

• Score: 69/100
• State rank: #489
• US rank: #8613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ravena, NY
• Population (ZIP): 5,462

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Black 3% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 9% Iranian 5% Romanian 5%
• Foreign-born: 3% · China, Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 1%

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: ▲ 39.00%
• Current HPI: 299.5178
• Rent YoY: —
• Metro: —
• 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

-0.7% since first listed

9 events — show timeline

• 2026-04-22 Pending — Global MLS
• 2026-04-14 Listed $138,900 Global MLS
• 2024-04-15 Listing Removed — Global MLS
• 2024-01-10 Price Changed $150,000 Global MLS
• 2023-09-19 Listed $165,000 Global MLS
• 2009-03-26 Sold (Public Records) $143,100 Public Records
• 2009-01-26 Sold (MLS) $143,100 Global MLS
• 2008-12-01 Listing Removed — Global MLS
• 2008-10-27 Listed $139,900 Global MLS

Property tax history

+1.1%/yr

Latest (2025): $3,565 · -28.1% YoY. Source: county tax records.