12 Nelson Ave · Latham, NY 12110

$299,900

3 bd · 1.5 ba · 1,314 sqft · SingleFamily public records · 2 Days on market

Built 1956 7,405 sqft lot Est $296k · at est.

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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).

• Cash flow +13.6/30.0
• ARV discount +6.9/15.0
• Schools +6.4/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home Sweet Home! This one-owner property has been lovingly cared for through the years. Easy one-story living with hardwood floors and updated windows throughout. Great Latham location that is walking distance to Forts Ferry Elementary school! Fabulous 20x16 family room with gas fireplace and charming picture window with built-in bench. Finished basement with plenty of additional storage, plus a convenient half bath. Large fenced lot and just minutes from the Colonie Town Park. Don't miss! Excellent Condition

Key facts

• Half bath
• Laundry area
• Finished basement

Tags

• FINISHED BASEMENT
• LAUNDRY AREA
• HALF BATH
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $18 ($218/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (12.2% below list).
• Recommended offer: $263k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.4% in Latham — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• North Colonie CSD (suburban): math 70% / reading 76% proficiency, ranked #102 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Shaker Middle School (math 54% / reading 72%, grade B+, #129 of 729 statewide, top 18%, 1,423 students, 26% FRL); Shaker High School (math 98% / reading 93%, grade A+, #76 of 1,100 statewide, top 7%, 2,018 students, 25% FRL).
• Market conditions: 103 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 30% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $215k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $263,293 (12.2% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $295,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Nelson Ave	0.00mi	3/1.5	1,384 (+5%)	1mo	$333,000	$241	90
1 Elinor Pl	0.12mi	3/1.0	1,366 (+4%)	2mo	$280,000	$205	84
13 Dover Dr	0.03mi	3/2.0	1,432 (+9%)	5mo	$370,000	$258	77
8 David Rd	0.25mi	3/1.0	1,293 (-2%)	8mo	$279,900	$216	76
10 Perry Ave	0.26mi	3/1.0	1,362 (+4%)	8mo	$306,000	$225	73
10 Meadowlark Dr	0.16mi	3/1.5	1,500 (+14%)	1mo	$390,000	$260	68
18 Luella Rd	0.17mi	3/1.0	1,170 (-11%)	9mo	$240,000	$205	65
11 Luella Rd	0.13mi	3/1.0	1,162 (-12%)	10mo	$210,000	$181	64
24 Perry Ave	0.20mi	3/1.0	1,488 (+13%)	7mo	$290,000	$195	60
9 Mallard Ln	0.18mi	3/1.5	1,500 (+14%)	10mo	$349,000	$233	59
829 Troy-schenectady Rd	0.39mi	3/2.0	1,152 (-12%)	3mo	$222,000	$193	56
41 Mill Rd	0.52mi	2/2.0 (-1)	1,453 (+11%)	8mo	$360,000	$248	45

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-47,408
• Equity at exit: $44,716

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-39,659
• Equity at exit: $25,930

Cash invested: $83,972 (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 12110

• Home prices YoY: -34.1%
• Active inventory: 103
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,633 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$364 /mo · $4,370/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $18

Break-even live

Break-even rent $2,610

Max offer price $299,900

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $103	+0% $18	+5% $-67	+10% $-152
Rent	-10% $-190	-5% $-86	+0% $18	+5% $122	+10% $226
Rate	-1.0pp $169	-0.5pp $94	base $18	+0.5pp $-60	+1.0pp $-139

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Whitney Rd Latham, NY	3.0	1.5	1425	$2,750	$1.93	45d	1	0.23mi
31 Pollock Rd Latham, NY	1.0–3.0	1.0–2.0	1069	$2,447	$2.29	16d	16	0.51mi
485 Old Niskayuna Rd Unit A Latham, NY	2.0	1.5	1000	$1,925	$1.93	21d	1	0.90mi
173 Doorstone Dr Latham, NY	1.0–3.0	1.0–2.0	978	$2,946	$3.01	16d	8	1.34mi
276 Old Loudon Rd Latham, NY	2.0	1.5	1150	$2,100	$1.83	16d	1	1.40mi

Listing history 5 events

1. 2026-03-26
   status Pending
2. 2026-03-24
   listed $299,900 Active
3. 2018-11-02
   soldstatus $214,900 Closed (Final Sale) 514-char remark

   Show marketing remark (514 chars)

   Home Sweet Home! This one-owner property has been lovingly cared for through the years. Easy one-story living with hardwood floors and updated windows throughout. Great Latham location that is walking distance to Forts Ferry Elementary school! Fabulous 20x16 family room with gas fireplace and charming picture window with built-in bench. Finished basement with plenty of additional storage, plus a convenient half bath. Large fenced lot and just minutes from the Colonie Town Park. Don't miss! Excellent Condition

4. 2018-09-04
   status Pend (Under Cntr) 514-char remark

   Show marketing remark (514 chars)

   Home Sweet Home! This one-owner property has been lovingly cared for through the years. Easy one-story living with hardwood floors and updated windows throughout. Great Latham location that is walking distance to Forts Ferry Elementary school! Fabulous 20x16 family room with gas fireplace and charming picture window with built-in bench. Finished basement with plenty of additional storage, plus a convenient half bath. Large fenced lot and just minutes from the Colonie Town Park. Don't miss! Excellent Condition

5. 2018-08-21
   listed $214,900 New 514-char remark

   Show marketing remark (514 chars)

   Home Sweet Home! This one-owner property has been lovingly cared for through the years. Easy one-story living with hardwood floors and updated windows throughout. Great Latham location that is walking distance to Forts Ferry Elementary school! Fabulous 20x16 family room with gas fireplace and charming picture window with built-in bench. Finished basement with plenty of additional storage, plus a convenient half bath. Large fenced lot and just minutes from the Colonie Town Park. Don't miss! Excellent 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: $4,370 · $364/mo
• Projected year-2 tax: $4,719 · $393/mo
• Expected delta: +$349/yr (+$29/mo · 8.0%)

ⓘ 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 ≥97°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: $31,595
• − Mortgage interest: −$16,799
• − Property taxes: −$4,370
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$8,724
• Taxable loss: −$4,853
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $1,383/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: North Colonie CSD
• NCES district ID: 3621000
• Math proficiency: 70% ▼ -5.00%
• Reading proficiency: 76% ▲ 8.00%
• Median HH income: $74,762
• Composite: 64.2/100
• National rank: #565
• State rank: #102 of 590 in NY

Livability — Latham

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

Census & demographics

• County: Albany County · 196,626 people
• City population: 20,081
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 20,081
• Household income: $105,024
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 517.0

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 (75%)
• Race & ethnicity: White 75% Asian 11% Two or more races 6% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 4% Iranian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 84% English-only · Other Indo-European 5% Chinese 2% Other Asian/Pacific 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: ▼ -160.69%
• Current HPI: 310.884
• 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

+39.6% since first listed

5 events — show timeline

• 2026-03-26 Pending — Global MLS
• 2026-03-24 Listed $299,900 Global MLS
• 2018-11-02 Sold (MLS) $214,900 Global MLS
• 2018-09-04 Pending — Global MLS
• 2018-08-21 Listed $214,900 Global MLS

Property tax history

+5.3%/yr

Latest (2025): $4,370 · -3.1% YoY. Source: county tax records.