634 State Route 143 · Greenville, NY 12193

$189,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 16 Days on market

Built 1983 1.75 ac lot Est $281k · 33% under ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.9/10.0
• Cash flow +3.6/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

This charming bungalow has been owned by the same family for over 20 years and offers approximately 1,500 square feet of comfortable main-floor living in a peaceful country setting. Built in the mid-1980s, the home features a welcoming front room, kitchen, spacious pantry with chest freezer, side-entry mudroom, hallway, full bath, and additional storage area. The great room offers warmth and character with a wood stove and cathedral ceilings. Ventless wall heaters provide an additional heat source in the great room and kitchen. Two additional rooms provide flexible living space with built-in loft-style bunks. Public water and septic system. A full unfinished basement provides ample storage.

Key facts

• Wood stove
• Cathedral ceilings
• Side entry mudroom

Tags

• PRIVATE STOCKED POND
• WOOD STOVE
• CATHEDRAL CEILINGS
• SIDE ENTRY MUDROOM
• FLEXIBLE LIVING SPACE
• FULL UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Off-street parking with driveway for four vehicles
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; Living area approximately 1,500; Vinyl siding construction
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Above-ground pool; Lot about 1.75 acres

Interior

• Kitchen: Kitchen on the first floor; Includes microwave, oven, refrigerator
• Bedrooms: Two first-floor bedrooms
• Flooring: Tile; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating; Propane heating; Wood stove
• Interior features: Nine total rooms; Full, unfinished basement; Microwave, oven, refrigerator
• Laundry & utility: First-floor utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-559 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (51.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (40.2% below list).
• Recommended offer: $92k (51.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 65/100 on livability (#713 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, schools B+; Watch: amenities F, commute F, cost of living F.
• Berne-Knox-Westerlo Central School District (rural): math 54% / reading 57% proficiency, ranked #275 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $91,531 (51.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.60% ✗
• Cap rate: 2.74%
• Cash-on-cash: -12.68%
• DSCR: 0.44
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $281,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
645 State Rt 143	0.08mi	3/1.0 (+1)	1,008 (-4%)	6mo	$269,900	$268	79
28 Hannay Rd	0.37mi	2/1.0	902 (-14%)	4mo	$250,000	$277	56
966 County Route 401	0.32mi	3/1.0 (+1)	1,200 (+14%)	13mo	$185,000	$154	45

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: 15.5%
• Equity multiple: 2.27×
• Total profit: $67,436
• Equity at exit: $170,266

10-year hold

• IRR: 15.0%
• Equity multiple: 5.29×
• Total profit: $226,799
• Equity at exit: $367,185

Cash invested: $52,920 (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 12193

• Home prices YoY: 16.9%
• Active inventory: 17
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$381 /mo · $4,577/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-559

Break-even live

Break-even rent $1,837

Max offer price $91,531

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-506	+0% $-559	+5% $-613	+10% $-666
Rent	-10% $-648	-5% $-604	+0% $-559	+5% $-514	+10% $-470
Rate	-1.0pp $-464	-0.5pp $-511	base $-559	+0.5pp $-608	+1.0pp $-658

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   status $189,000 Pending 16 DOM
2. 2026-06-08
   days on market $189,000 Active 16 DOM
3. 2026-06-07
   days on market $189,000 Active 15 DOM
4. 2026-06-07
   days on market $189,000 Active 14 DOM
5. 2026-06-04
   days on market $189,000 Active 11 DOM
6. 2026-06-02
   days on market $189,000 Active 10 DOM
7. 2026-06-01
   days on market $189,000 Active 9 DOM
8. 2026-05-31
   days on market $189,000 Active 8 DOM
9. 2026-05-31
   status $189,000 Active 7 DOM
10. 2026-05-22
    listed $189,000 Active
11. 2025-09-26
    historical
12. 2025-06-30
    listed $199,000 Active

ⓘ 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: $4,577 · $381/mo
• Projected year-2 tax: $4,577 · $381/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 2/10 Low 7 d/yr ≥92°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: $13,553
• − Mortgage interest: −$10,587
• − Property taxes: −$4,577
• − Insurance: −$945
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$5,498
• Taxable loss: −$10,222
• Est. tax savings @ 24.0%: +$2,453
• After-tax cash flow: $-4,255/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: Berne-Knox-Westerlo Central School District
• NCES district ID: 3604650
• Math proficiency: 54% ▲ 1.00%
• Reading proficiency: 57% ▲ 3.00%
• Median HH income: $68,684
• Composite: 49.13/100
• National rank: #2046
• State rank: #275 of 590 in NY

Livability — Greenville

• Score: 65/100
• State rank: #713
• US rank: #13570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,648
• Population (ZIP): 1,829

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Iranian 20% Romanian 5% Lithuanian 2%
• Foreign-born: 3% · Canada, China

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: ▲ 44.94%
• Current HPI: 311.509
• 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

-5.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $189,000 Global MLS
• 2025-09-26 Listing Removed — Global MLS
• 2025-06-30 Listed $199,000 Global MLS

Property tax history

+1.2%/yr

Latest (2025): $4,577 · +2.5% YoY. Source: county tax records.