2751 Ny-145 · Preston-Potter Hollow, NY 12469

$89,900

4 bd · 2.0 ba · 1,376 sqft · SingleFamily public records · 18 Days on market

Built 1940 1.00 ac lot ↓ 40% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 story home sitting on 1 acre lot. This home features a cozy front porch with lots of natural light and is also heated. The first floor boasts a large living room and bright kitchen with sliding glass doors to large deck. Property also has a detached garage

Key facts

• Country living
• Hardwood floors
• Mountain views

Tags

• MOUNTAIN VIEWS
• ENCLOSED FRONT PORCH
• HARDWOOD FLOORS
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.1% in Preston-Potter Hollow — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Middleburgh Central School District (rural): math 44% / reading 54% proficiency, ranked #409 of 590 in NY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 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 $8k of equity ($622 loan paydown + $7k appreciation (7.8% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 3.67×
• Total profit: $67,176
• Equity at exit: $66,989

10-year hold

• IRR: 34.2%
• Equity multiple: 7.83×
• Total profit: $171,902
• Equity at exit: $131,742

Cash invested: $25,172 (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 12469

• Home prices YoY: 2.8%
• Active inventory: 9
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$271 /mo · $3,254/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $491

Break-even live

Break-even rent $987

Max offer price $89,900

Occupancy floor 64%

Sensitivity live

Price	-10% $542	-5% $516	+0% $491	+5% $465	+10% $440
Rent	-10% $364	-5% $427	+0% $491	+5% $554	+10% $618
Rate	-1.0pp $536	-0.5pp $514	base $491	+0.5pp $467	+1.0pp $444

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2025-08-26
   status Pending
2. 2025-08-19
   price $89,900
3. 2025-08-07
   listed $99,900 Active
4. 2024-03-12
   status Pending 267-char remark

   Show marketing remark (267 chars)

   Charming 2 story home sitting on 1 acre lot. This home features a cozy front porch with lots of natural light and is also heated. The first floor boasts a large living room and bright kitchen with sliding glass doors to large deck. Property also has a detached garage

5. 2023-10-31
   listed $95,000 Active 267-char remark

   Show marketing remark (267 chars)

   Charming 2 story home sitting on 1 acre lot. This home features a cozy front porch with lots of natural light and is also heated. The first floor boasts a large living room and bright kitchen with sliding glass doors to large deck. Property also has a detached garage

6. 2023-09-29
   historical
7. 2023-08-24
   price $95,000
8. 2023-05-18
   price $119,000
9. 2023-04-06
   price $129,000
10. 2023-03-23
    listed $139,000 Active
11. 2021-08-03
    soldstatus $148,936 Closed (Final Sale)
12. 2021-04-14
    listed $150,000 New
13. 2021-01-01
    historical
14. 2020-07-13
    listed $150,000
15. 2020-07-13
    listed $150,000 New

ⓘ 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: $3,254 · $271/mo
• Projected year-2 tax: $3,254 · $271/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,302
• − Mortgage interest: −$5,036
• − Property taxes: −$3,254
• − Insurance: −$450
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$2,615
• Taxable income: $4,860
• Est. tax owed @ 24.0%: −$1,166
• After-tax cash flow: $4,722/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: Middleburgh Central School District
• NCES district ID: 3619260
• Math proficiency: 44% ▼ -11.00%
• Reading proficiency: 54% ▲ 5.00%
• Median HH income: $47,677
• Composite: 41.7/100
• National rank: #3412
• State rank: #409 of 590 in NY

Livability — Preston-Potter Hollow

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

Census & demographics

• Census place: Preston-Potter Hollow, NY
• City population: 842
• Population (ZIP): 842

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 (92%)
• Race & ethnicity: White 92% Black 4% Hispanic / Latino 2% Asian 2%
• Common ancestry: Iranian 4% Lithuanian 4% Romanian 3%
• Foreign-born: 6% · China, Canada
• Languages at home: 96% English-only · Other Indo-European 2% German/W. Germanic 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: ▲ 7.79%
• Current HPI: 283.477
• 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

-40.1% since first listed

15 events — show timeline

• 2025-08-26 Pending — Global MLS
• 2025-08-19 Price Changed $89,900 Global MLS
• 2025-08-07 Listed $99,900 Global MLS
• 2024-03-12 Pending — OneKey® MLS as Distributed by MLS Grid
• 2023-10-31 Listed $95,000 OneKey® MLS as Distributed by MLS Grid
• 2023-09-29 Listing Removed — Global MLS
• 2023-08-24 Price Changed $95,000 Global MLS
• 2023-05-18 Price Changed $119,000 Global MLS
• 2023-04-06 Price Changed $129,000 Global MLS
• 2023-03-23 Listed $139,000 Global MLS
• 2021-08-03 Sold (MLS) $148,936 Global MLS
• 2021-04-14 Listed $150,000 Global MLS
• 2021-01-01 Listing Removed — Global MLS
• 2020-07-13 Listed $150,000 Global MLS
• 2020-07-13 Listed $150,000 HVCRMLS

Property tax history

+0.4%/yr

Latest (2025): $3,254 · +2.4% YoY. Source: county tax records.