119 Sand Creek Rd · Roessleville, NY 12205

$400,000

4 bd · 2.0 ba · 2,188 sqft · MultiFamily public records · 8 Days on market

Built 1949 0.46 ac lot $183/sqft · 33% below area Est $596k · 33% under

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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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Multiple Offers Received. Asking for all offers to be in Monday, 5/18 at 12 noon Well-maintained brick duplex located in the highly sought-after South Colonie School District! This unique property has been lovingly owned and maintained by the same family since it was built, offering a rare opportunity with true pride of ownership throughout. The first-floor unit features beautiful hardwood floors, an updated kitchen with granite countertops, grey glass subway tile backsplash, re-faced cabinets, and NEW stainless steel appliances, along with two spacious bedrooms and a full bath. The second-floor unit offers a full kitchen, two bedrooms plus a dedicated office space--ideal for today's work

Key facts

• 0.46 acre lot
• Garage
• Pool

Property features AI

Finance

• Financial info: Two-unit property; tenants pay hot water, heat, electricity and gas; owner pays trash collection

Exterior

• Parking: Attached garage (1 garage space); Total 4 parking spaces; Driveway, paved off-street parking
• Utilities: Public water; Public sewer; Cable connected
• Home design: Duplex; Brick construction; Concrete perimeter foundation; Rubber, shingle/asphalt roof
• Construction: Brick exterior; Concrete perimeter foundation; Rubber and asphalt shingle roof
• Exterior features: Deck; Patio; Garden; Above-ground pool; Shed(s); Fenced yard; Landscaped, cleared lot

Interior

• Kitchen: Unit 1: 1 kitchen; Unit 2: 1 kitchen
• Bedrooms: Unit 1: 2 bedrooms (both on 1st floor); Unit 2: 2 bedrooms (both on 2nd floor)
• Flooring: Tile; Carpet; Hardwood
• Bathrooms: Total: 3 bathrooms (2 full, 1 half); Unit 1: 1 full bath and 1 half bath (half bath in basement); Unit 2: 1 full bath
• Heating & cooling: Hot water heating (natural gas); Wall cooling unit(s)
• Interior features: Paddle fan; High-speed internet; Built-in features; Finished, heated full basement; Wood-burning fireplace in the living room
• Laundry & utility: Laundry room in basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.2-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $506 ($6k/yr) — positive. Per door: $253/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Cap rate 7.8% vs local median 5.3% in Roessleville — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 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 39% FRL vs 19% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 84% at this address vs 60% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the South Colonie Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $4,072/mo this rent would consume 54% of the median local household income ($91k/yr) (locally 530% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $140k; list at $400k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $400,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.42%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $596,161
• List price: $400,000
• Delta: -32.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Leach Ave	0.60mi	5/2.0 (+1)	1,937 (-12%)	11mo	$320,000	$165	39
29 Commodore St	0.70mi	4/2.0	1,924 (-12%)	17mo	$428,000	$222	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-32,544
• Equity at exit: $59,641

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $13,298
• Equity at exit: $34,585

Cash invested: $112,000 (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 12205

• Active inventory: 105
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $4,072 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$446 /mo · $5,356/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$855
• Net cashflow: $506

Break-even live

Break-even rent $3,431

Max offer price $400,000

Occupancy floor 83%

Sensitivity live

Price	-10% $733	-5% $619	+0% $506	+5% $393	+10% $280
Rent	-10% $185	-5% $345	+0% $506	+5% $667	+10% $828
Rate	-1.0pp $708	-0.5pp $608	base $506	+0.5pp $403	+1.0pp $297

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.2	$4,072
Total (2 units)			$4,072

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Brayton St Albany, NY	3.0	1.5	1414	$1,950	$1.38	21d	1	0.73mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	14d	22	1.20mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	44d	1	1.45mi

Listing history 2 events

1. 2026-05-11
   listed $400,000 Active 1992-char remark
2. 2005-01-06
   soldstatus $140,000

ⓘ 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: $5,356 · $446/mo
• Projected year-2 tax: $6,058 · $505/mo
• Expected delta: +$702/yr (+$59/mo · 13.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $48,864
• − Mortgage interest: −$22,406
• − Property taxes: −$5,356
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,909
• − Management: −$3,909
• − Depreciation: −$11,636
• Taxable loss: −$352
• Est. tax savings @ 24.0%: +$85
• After-tax cash flow: $6,160/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 — Roessleville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Roessleville, NY
• County: Albany County · 196,626 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 25,838
• Household income: $91,020
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 530.0

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 (73%)
• Race & ethnicity: White 73% Asian 8% Black 8% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Other Indo-European 4% Russian/Polish/Slavic 3% Tagalog/Filipino 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: ▼ -182.10%
• Current HPI: 302.9752
• Rent YoY: —
• 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

+185.7% since first listed

3 events — show timeline

• 2026-05-20 Pending — Global MLS
• 2026-05-11 Listed $400,000 Global MLS
• 2005-01-06 Sold (Public Records) $140,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $5,356 · -4.7% YoY. Source: county tax records.