14 Western Ave · Latham, NY 12189

$160,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 118 Days on market

Built 1930 3,920 sqft lot Est $244k · 34% 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 +17.1/30.0
• ARV discount +15.0/15.0
• Schools +6.4/10.0
• DSCR +5.3/10.0
• 1% rule +5.1/10.0
• Rent growth +4.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE AS A BUTTON.THIS IS A WELL MAINTAINED HOME W/2-3 BR 1ST FL LAUNDRY, 1 BATH,SUNPORCH,DECK, PATIO AND MORE. GREAT FAMILY NEIGHBORHOOD IN THE NO.COLONIE SCHOOL DIST GREAT HOME-OWNER ANXIOUS-EASY TO SHOW! Excellent Condition

Key facts

• Close to schools
• Local amenities
• Close to shopping

Tags

• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 C — 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 High School (math 98% / reading 93%, grade A+, #76 of 1,100 statewide, top 7%, 2,018 students, 25% FRL).
• Zoned-school proficiency averages 96% at this address vs 73% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the North Colonie CSD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.6%/yr); 72 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 118 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $92k; list at $160k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.01% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $243,936
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Western Ave	0.15mi	2/1.0	980 (-3%)	9mo	$250,000	$255	80
11 Western Ave	0.03mi	3/1.0 (+1)	1,116 (+11%)	11mo	$270,000	$242	66
44 Crabapple Ln	0.52mi	3/1.0 (+1)	1,012 (+0%)	16mo	$275,000	$272	56
27 Delatour Rd	0.70mi	2/1.0	1,052 (+4%)	8mo	$230,000	$219	54
2321 10th Ave	0.61mi	2/2.0	1,136 (+13%)	2mo	$235,000	$207	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 · 6.61% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-12,629
• Equity at exit: $23,857

10-year hold

• IRR: 6.5%
• Equity multiple: 1.57×
• Total profit: $25,358
• Equity at exit: $13,834

Cash invested: $44,800 (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 12189

• Home prices YoY: -28.7%
• Rents YoY: 6.6%
• Active inventory: 72
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$839
• Tax from tax record: −$259 /mo · $3,112/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $112

Break-even live

Break-even rent $1,475

Max offer price $160,000

Occupancy floor 88%

Sensitivity live

Price	-10% $203	-5% $158	+0% $112	+5% $67	+10% $22
Rent	-10% $-15	-5% $48	+0% $112	+5% $176	+10% $240
Rate	-1.0pp $193	-0.5pp $153	base $112	+0.5pp $71	+1.0pp $29

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Fenimore Trace Apartments Watervliet, NY	1.0–2.0	1.0–2.0	827	$1,785	$2.16	15d	1	0.31mi
2327 12th Ave Unit 1 Watervliet, NY	2.0	1.0	1000	$1,500	$1.50	45d	1	0.48mi
23 Lake Shore Dr Watervliet, NY	1.0–3.0	1.0–2.0	911	$1,892	$2.08	15d	17	0.53mi
2413 6th Ave Unit 1 Watervliet, NY	2.0	1.0	900	$1,550	$1.72	45d	1	0.87mi
1417 7th Ave Unit 2 Watervliet, NY	2.0	1.0	1000	$2,200	$2.20	15d	1	1.01mi
1908 4th Ave Watervliet, NY	2.0	1.0	700	$1,375	$1.96	45d	1	1.02mi
5 Alden St Unit b Watervliet, NY	2.0	1.0	1100	$1,299	$1.18	45d	1	1.07mi
5 Alden St Watervliet, NY	2.0	1.0	1000	$1,299	$1.30	20d	1	1.07mi
1534 5th Ave #1 Watervliet, NY	3.0	1.0	1200	$1,595	$1.33	45d	1	1.10mi
1513 5th Ave Unit 2 Watervliet, NY	3.0	1.0	1200	$1,550	$1.29	15d	1	1.11mi
22 13th St Unit 1 Watervliet, NY	2.0	1.0	850	$1,475	$1.74	45d	1	1.41mi
22 13th St Watervliet, NY	2.0	1.5	900	$1,600	$1.78	45d	1	1.41mi
1273 Broadway Unit 1F Watervliet, NY	1.0	1.0	750	$1,095	$1.46	45d	1	1.45mi
50 Paine St Unit Second floor Green Island, NY	2.0	1.0	800	$1,200	$1.50	45d	1	1.46mi
155 River St Unit 5D Troy, NY	2.0	1.0	900	$2,000	$2.22	45d	1	1.49mi
155 River St Unit 3C Troy, NY	2.0	1.0	1100	$2,000	$1.82	15d	1	1.49mi

Listing history 6 events

1. 2025-09-23
   status Pending
2. 2025-05-28
   listed $160,000 Active
3. 2003-07-01
   soldstatus $91,900
4. 2003-05-20
   soldstatus $91,900 225-char remark

   Show marketing remark (225 chars)

   CUTE AS A BUTTON.THIS IS A WELL MAINTAINED HOME W/2-3 BR 1ST FL LAUNDRY, 1 BATH,SUNPORCH,DECK, PATIO AND MORE. GREAT FAMILY NEIGHBORHOOD IN THE NO.COLONIE SCHOOL DIST GREAT HOME-OWNER ANXIOUS-EASY TO SHOW! Excellent Condition

5. 2003-02-04
   historical 225-char remark

   Show marketing remark (225 chars)

   CUTE AS A BUTTON.THIS IS A WELL MAINTAINED HOME W/2-3 BR 1ST FL LAUNDRY, 1 BATH,SUNPORCH,DECK, PATIO AND MORE. GREAT FAMILY NEIGHBORHOOD IN THE NO.COLONIE SCHOOL DIST GREAT HOME-OWNER ANXIOUS-EASY TO SHOW! Excellent Condition

6. 2003-02-02
   listed $89,900 225-char remark

   Show marketing remark (225 chars)

   CUTE AS A BUTTON.THIS IS A WELL MAINTAINED HOME W/2-3 BR 1ST FL LAUNDRY, 1 BATH,SUNPORCH,DECK, PATIO AND MORE. GREAT FAMILY NEIGHBORHOOD IN THE NO.COLONIE SCHOOL DIST GREAT HOME-OWNER ANXIOUS-EASY TO SHOW! 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: $3,112 · $259/mo
• Projected year-2 tax: $3,112 · $259/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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $19,402
• − Mortgage interest: −$8,962
• − Property taxes: −$3,112
• − Insurance: −$800
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$4,655
• Taxable loss: −$1,231
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,643/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

• Census place: Latham, NY
• County: Albany County · 196,626 people
• City population: 20,081
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 18,656
• Household income: $65,276
• Rent vs Own: 60.3% rent · 39.7% own
• Severe rent burden: 1224.0

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 (72%)
• Race & ethnicity: White 72% Two or more races 8% Asian 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 5% Scotch-Irish 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 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: ▼ -110.16%
• Current HPI: 273.8109
• Rent YoY: ▲ 6.61%
• 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

+78.0% since first listed

6 events — show timeline

• 2025-09-23 Pending — Global MLS
• 2025-05-28 Listed $160,000 Global MLS
• 2003-07-01 Sold (Public Records) $91,900 Public Records
• 2003-05-20 Sold (MLS) $91,900 Global MLS
• 2003-02-04 Listing Removed — Global MLS
• 2003-02-02 Listed $89,900 Global MLS

Property tax history

+1.4%/yr

Latest (2025): $3,112 · -5.3% YoY. Source: county tax records.