29 Undine St · Roessleville, NY 12205

$265,900

4 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 8 Days on market

Built 1925 6,098 sqft lot Est $266k · at est.

---

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 +14.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• 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

Completely renovated 4 bedroom home with a finished basement and potential for an in law suite or second unit in South Colonie schools! Close to everything! Shopping, entertainment, dining, highways, schools, the Crossings and so much more! Updates include fresh paint and refinished floors, new kitchen and bathroom, freshly paved driveway, and new roof! Nothing to do here but move right in!

Key facts

• In-law suite
• Finished basement
• Off-street parking

Tags

• FINISHED BASEMENT
• IN-LAW SUITE
• NICELY SIZED BACKYARD
• OFF-STREET PARKING
• CLOSE TO BUS LINE

Property features AI

Exterior

• Parking: Space for 4 vehicles; Off-street paved driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Level, cleared lot
• Construction: Vinyl siding; Block foundation; Shingle (asphalt) roof; Built prior to or around 2026
• Exterior features: Covered front porch; Paved driveway; Exterior lighting

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms on the second level; One bedroom on the first level
• Flooring: Tile; Wood
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating (natural gas); Window cooling units
• Interior features: High-speed internet; Finished full basement
• Laundry & utility: Washer/Dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $266k.

Deal economics

• At list price, monthly cash flow is $34 ($411/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 $236k (11.3% below list).
• Recommended offer: $236k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Roessleville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 31% of the median local income ($91k/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 $8k 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.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,952 (11.3% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.89% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $265,683
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Braintree St	0.24mi	3/1.0 (-1)	1,080 (+1%)	1mo	$270,000	$250	81
20 N Elmhurst Ave	0.26mi	4/1.5	1,116 (+5%)	1mo	$315,000	$282	78
28 Rooney Ave	0.30mi	3/1.0 (-1)	1,014 (-5%)	2mo	$252,000	$249	71
38 Grounds Pl	0.55mi	3/1.0 (-1)	1,050 (-2%)	5mo	$325,000	$310	62
65 Frederick Ave	0.39mi	3/1.0 (-1)	1,168 (+10%)	7mo	$350,000	$300	56
12 Arcadia Ct	0.50mi	3/2.0 (-1)	1,142 (+7%)	2mo	$292,000	$256	55
9 Corthell St	0.22mi	3/2.0 (-1)	1,209 (+13%)	5mo	$263,000	$218	54
28 North St	0.65mi	3/1.0 (-1)	1,113 (+4%)	5mo	$210,000	$189	54
9 Elmhurst Ave	0.44mi	3/1.0 (-1)	925 (-13%)	2mo	$171,000	$185	51
4 Frost Pl	0.67mi	4/1.0	1,162 (+9%)	6mo	$249,000	$214	49
5 Lockrow Blvd	0.72mi	3/1.0 (-1)	1,127 (+6%)	4mo	$135,000	$120	49
105 Mcnutt Ave	0.52mi	3/1.5 (-1)	1,176 (+10%)	7mo	$225,000	$191	46

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-40,873
• Equity at exit: $39,647

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-32,656
• Equity at exit: $22,990

Cash invested: $74,452 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$1,394
• Tax from tax record: −$325 /mo · $3,895/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $34

Break-even live

Break-even rent $2,316

Max offer price $265,900

Occupancy floor 94%

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: $66,475
• Closing costs: $7,977
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.05mi
34 B Commodore St Colonie, NY	3.0	1.5	1200	$2,200	$1.83	14d	1	0.12mi
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	43d	1	0.50mi
2 Van Buren Ave Albany, NY	3.0	1.0	1500	$2,350	$1.57	43d	1	0.84mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	14d	22	0.91mi
32 Richmond St Unit 2 Albany, NY	3.0	3.0	1248	$2,500	$2.00	14d	1	1.18mi
234 Osborne Rd Albany, NY	4.0	1.5	1260	$2,800	$2.22	43d	1	1.18mi

Listing history 8 events

1. 2026-05-01
   status Pending
2. 2026-04-20
   listed $265,900 Active
3. 2022-09-07
   soldstatus $245,000
4. 2022-08-17
   soldstatus $245,000 Closed 393-char remark

   Show marketing remark (393 chars)

   Completely renovated 4 bedroom home with a finished basement and potential for an in law suite or second unit in South Colonie schools! Close to everything! Shopping, entertainment, dining, highways, schools, the Crossings and so much more! Updates include fresh paint and refinished floors, new kitchen and bathroom, freshly paved driveway, and new roof! Nothing to do here but move right in!

5. 2022-06-13
   historical Contingent 393-char remark

   Show marketing remark (393 chars)

   Completely renovated 4 bedroom home with a finished basement and potential for an in law suite or second unit in South Colonie schools! Close to everything! Shopping, entertainment, dining, highways, schools, the Crossings and so much more! Updates include fresh paint and refinished floors, new kitchen and bathroom, freshly paved driveway, and new roof! Nothing to do here but move right in!

6. 2022-06-03
   listed $239,900 Active 393-char remark

   Show marketing remark (393 chars)

   Completely renovated 4 bedroom home with a finished basement and potential for an in law suite or second unit in South Colonie schools! Close to everything! Shopping, entertainment, dining, highways, schools, the Crossings and so much more! Updates include fresh paint and refinished floors, new kitchen and bathroom, freshly paved driveway, and new roof! Nothing to do here but move right in!

7. 2004-09-20
   soldstatus $115,000
8. 2001-05-21
   soldstatus $75,500

ⓘ 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: $3,895 · $325/mo
• Projected year-2 tax: $4,194 · $350/mo
• Expected delta: +$300/yr (+$25/mo · 7.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 49% 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: $28,314
• − Mortgage interest: −$14,895
• − Property taxes: −$3,895
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$7,735
• Taxable loss: −$4,070
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,388/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

+252.2% since first listed

8 events — show timeline

• 2026-05-01 Pending — Global MLS
• 2026-04-20 Listed $265,900 Global MLS
• 2022-09-07 Sold (Public Records) $245,000 Public Records
• 2022-08-17 Sold (MLS) $245,000 Global MLS
• 2022-06-13 Contingent — Global MLS
• 2022-06-03 Listed $239,900 Global MLS
• 2004-09-20 Sold (Public Records) $115,000 Public Records
• 2001-05-21 Sold (Public Records) $75,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,895 · -3.0% YoY. Source: county tax records.