3019 Squire Blvd · Westmere, NY 12159

$199,900

2 bd · 2.5 ba · 1,319 sqft · Townhouse public records · 11 Days on market

Built 1986 3,484 sqft lot $152/sqft · 33% below area Est $300k · 33% under $103/mo HOA · 4% of rent

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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 +22.1/30.0
• ARV discount +15.0/15.0
• 1% rule +7.9/10.0
• DSCR +7.1/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks

Welcome to 3019 Squire Blvd in Slingerlands, located in the highly desirable Guilderland School District. This 2-bedroom, 2.5-bath townhouse offers 1,319 square feet of living space and a functional layout ideal for both owner-occupants and investors. The main level features a spacious living room, dining area, and kitchen, along with a convenient half bath. Upstairs, you'll find two generously sized bedrooms, including a primary suite with its own full bath, a second full bathroom, and second-floor laundry for added convenience. Additional highlights include a 1-car garage and low-maintenance living. The property presents a great opportunity for buyers looking to add their personal touch o

Key facts

• Second-floor laundry
• Convenient half bath
• Spacious living room

Tags

• GUILDERLAND SCHOOL DISTRICT
• SPACIOUS LIVING ROOM
• CONVENIENT HALF BATH
• SECOND-FLOOR LAUNDRY
• LOW-MAINTENANCE LIVING
• STRONG LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $103; HOA covers grounds maintenance, snow removal, and trash

Exterior

• Parking: Attached garage (1 garage space); 3 total parking spaces; Paved parking
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: 150 Amp electric service; Public water; Public sewer
• Home design: Townhouse; Facing/main road frontage: 21'
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Level and irregular lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom (Second level); Additional bedroom (Second level)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms (both on Second level); 1 half bathroom (on First level)
• Heating & cooling: Electric baseboard heating
• Interior features: Sliding doors; 8 total rooms
• Laundry & utility: Laundry closet on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 8.2% vs local median 4.1% in Westmere — 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 69/100 on livability (#477 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, health & safety A; Watch: amenities F, commute F, cost of living D-.
• Guilderland Central School District (suburban): math 61% / reading 68% proficiency, ranked #166 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Guilderland High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 1,462 students, 23% FRL).
• Zoned-school proficiency averages 90% at this address vs 64% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Guilderland Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 38 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $99k; list at $200k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $199,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.29% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 6.5

CMA / ARV

• ARV (median comp): $300,468
• List price: $199,900
• Delta: -33.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3006 Squire Blvd	0.06mi	2/1.5	1,319 (0%)	3mo	$270,000	$205	90
4059 Chaucer Pl	0.14mi	2/1.5	1,319 (0%)	1mo	$265,000	$201	88
4020 Chaucer Pl	0.12mi	2/1.5	1,319 (0%)	3mo	$242,500	$184	88
3028 Squire Blvd	0.04mi	3/2.5 (+1)	1,319 (0%)	8mo	$320,000	$243	87
3005 Squire Blvd	0.03mi	2/2.5	1,144 (-13%)	4mo	$240,000	$210	73
4037 Chaucer Pl	0.16mi	2/1.5	1,319 (0%)	19mo	$285,000	$216	73
4043 Chaucer Pl	0.17mi	2/1.5	1,144 (-13%)	5mo	$300,000	$262	62
4005 Chaucer Pl	0.08mi	3/2.5 (+1)	1,506 (+14%)	9mo	$324,900	$216	60
4028 Chaucer Pl	0.15mi	3/2.5 (+1)	1,144 (-13%)	9mo	$344,900	$301	58
4034 Chaucer Pl	0.14mi	3/2.5 (+1)	1,144 (-13%)	10mo	$262,200	$229	58
4014 Chaucer Pl	0.09mi	3/2.5 (+1)	1,506 (+14%)	13mo	$320,000	$212	56
4038 Chaucer Pl	0.13mi	3/2.5 (+1)	1,506 (+14%)	21mo	$325,600	$216	47

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,659
• Equity at exit: $29,806

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $17,210
• Equity at exit: $17,284

Cash invested: $55,972 (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 12159

• Home prices YoY: -2.2%
• Active inventory: 38
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$474 /mo · $5,687/yr
• Insurance: −$83
• HOA: −$103
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $322

Break-even live

Break-even rent $2,163

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $435	-5% $378	+0% $322	+5% $265	+10% $209
Rent	-10% $119	-5% $220	+0% $322	+5% $423	+10% $525
Rate	-1.0pp $422	-0.5pp $373	base $322	+0.5pp $270	+1.0pp $217

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
190 Church Rd Albany, NY	3.0	1.0	875	$2,600	$2.97	14d	1	0.22mi
1 Dresden Ct Albany, NY	3.0	1.5	1100	$2,650	$2.41	44d	1	0.95mi
1700 Western Ave Albany, NY	1.0–2.0	1.0–2.0	1438	$2,500	$1.74	14d	1	0.98mi
101 Steuben Dr Guilderland, NY	1.0–2.0	1.0–2.0	901	$2,134	$2.37	14d	10	1.20mi
1000 Apex Ln Albany, NY	1.0–3.0	1.0–2.0	1525	$3,172	$2.08	14d	29	1.25mi
55 Woodlake Rd Albany, NY	1.0–2.0	1.0–2.0	903	$2,050	$2.27	14d	1	1.33mi

HOA detail

• Monthly dues: $103 · $1,236/yr

Listing history 4 events

1. 2026-05-12
   status Pending 880-char remark
2. 2026-05-06
   historical Contingent 880-char remark
3. 2026-05-01
   listed $199,900 Active 880-char remark
4. 2003-11-18
   soldstatus $99,000

ⓘ 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: $5,687 · $474/mo
• Projected year-2 tax: $5,687 · $474/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $30,839
• − Mortgage interest: −$11,198
• − Property taxes: −$5,687
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − HOA: −$1,236
• − Depreciation: −$5,815
• Taxable income: $970
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $3,628/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: Guilderland Central School District
• NCES district ID: 3613080
• Math proficiency: 61% ▼ -8.00%
• Reading proficiency: 68% ▲ 5.00%
• Median HH income: $75,669
• Composite: 57.24/100
• National rank: #1093
• State rank: #166 of 590 in NY

Livability — Westmere

• Score: 69/100
• State rank: #477
• US rank: #8403

Category grades

Amenities F Commute F Cost of living D- Crime B- Employment A Housing A+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 30,080
• Population (ZIP): 8,794

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 (82%)
• Race & ethnicity: White 82% Asian 8% Hispanic / Latino 5% Two or more races 5% Black 3%
• Common ancestry: Romanian 7% Scotch-Irish 6% Lithuanian 4%
• Foreign-born: 13% · Canada, China, Dominican Republic
• Languages at home: 84% English-only · Other Indo-European 6% Spanish 3% Russian/Polish/Slavic 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: ▼ -6.63%
• Current HPI: 290.2952
• 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

+101.9% since first listed

4 events — show timeline

• 2026-05-12 Pending — Global MLS
• 2026-05-06 Contingent — Global MLS
• 2026-05-01 Listed $199,900 Global MLS
• 2003-11-18 Sold (Public Records) $99,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $5,687 · +2.4% YoY. Source: county tax records.