20 N Elmhurst Ave · Roessleville, NY 12205

$279,900

4 bd · 1.5 ba · 1,116 sqft · SingleFamily public records · 3 Days on market

Built 1950 4,791 sqft lot Est $279k · 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 +14.0/30.0
• ARV discount +7.4/15.0
• Schools +5.3/10.0
• DSCR +4.2/10.0
• 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

Many recent up grades in the Modern 4 bedroom Cape Cod. Prime location is in the center of the Capital Region. Offers an upgraded bathroom, HW Floors, vinyl windows, tiled kitchen backsplash, dry basement, and a huge sunroom leading to the private fenced in yard and garage. This home is in great shape and easy to show. MUST SEE... Excellent Condition

Key facts

• Pull-down cabinets
• French doors
• Expansive sunroom

Tags

• UPDATED KITCHEN
• PULL-DOWN CABINETS
• REFRESHED 1ST FLOOR BATHROOM
• FRENCH DOORS
• EXPANSIVE SUNROOM
• DOUBLE-PANE INSULATED GLASS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $36 ($437/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 $246k (12.1% below list).
• Recommended offer: $246k (12.1% 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: Roessleville School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 350 students, 44% FRL); Sand Creek Middle School (math 49% / reading 49%, grade C-, #294 of 729 statewide, top 41%, 868 students, 46% FRL); 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 43% FRL vs 19% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $179k; list at $280k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,009 (12.1% below list)

Questions for the listing agent

1. Built in 1950 — 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: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $279,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 N Elmhurst Ave	0.00mi	4/1.5	1,116 (0%)	1mo	$315,000	$282	99
12 Arcadia Ct	0.24mi	3/2.0 (-1)	1,142 (+2%)	2mo	$292,000	$256	77
28 Rooney Ave	0.07mi	3/1.0 (-1)	1,014 (-9%)	2mo	$252,000	$249	72
5 Lockrow Blvd	0.47mi	3/1.0 (-1)	1,127 (+1%)	4mo	$135,000	$120	66
65 Frederick Ave	0.28mi	3/1.0 (-1)	1,168 (+5%)	7mo	$350,000	$300	66
15 Braintree St	0.45mi	3/1.0 (-1)	1,080 (-3%)	1mo	$270,000	$250	66
9 Corthell St	0.29mi	3/2.0 (-1)	1,209 (+8%)	5mo	$263,000	$218	61
6 E Alfred Dr	0.69mi	3/1.5 (-1)	1,094 (-2%)	1mo	$360,000	$329	59
38 Grounds Pl	0.42mi	3/1.0 (-1)	1,050 (-6%)	6mo	$325,000	$310	59
14 Woodside Ave	0.30mi	4/3.0	1,248 (+12%)	5mo	$300,000	$240	56
105 Mcnutt Ave	0.53mi	3/1.5 (-1)	1,176 (+5%)	7mo	$225,000	$191	55
50 Dott Ave	0.46mi	3/2.0 (-1)	1,200 (+8%)	7mo	$262,600	$219	53

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: $-43,018
• Equity at exit: $41,734

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-34,391
• Equity at exit: $24,201

Cash invested: $78,372 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,460 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$323 /mo · $3,872/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $36

Break-even live

Break-even rent $2,414

Max offer price $279,900

Occupancy floor 94%

Sensitivity live

Price	-10% $195	-5% $116	+0% $36	+5% $-43	+10% $-122
Rent	-10% $-158	-5% $-61	+0% $36	+5% $134	+10% $231
Rate	-1.0pp $177	-0.5pp $108	base $36	+0.5pp $-36	+1.0pp $-110

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: $69,975
• Closing costs: $8,397
• 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	23d	1	0.28mi
34 B Commodore St Colonie, NY	3.0	1.5	1200	$2,200	$1.83	16d	1	0.33mi
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	45d	1	0.33mi
2 Van Buren Ave Albany, NY	3.0	1.0	1500	$2,350	$1.57	45d	1	0.58mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	16d	22	0.93mi
234 Osborne Rd Albany, NY	4.0	1.5	1260	$2,800	$2.22	45d	1	1.37mi
32 Richmond St Unit 2 Albany, NY	3.0	3.0	1248	$2,500	$2.00	16d	1	1.42mi

Listing history 10 events

1. 2026-03-14
   status Pending
2. 2026-03-10
   listed $279,900 Active
3. 2016-06-27
   soldstatus $178,900
4. 2016-06-17
   soldstatus $178,900 Closed (Final Sale) 355-char remark

   Show marketing remark (355 chars)

   Many recent up grades in the Modern 4 bedroom Cape Cod. Prime location is in the center of the Capital Region. Offers an upgraded bathroom, HW Floors, vinyl windows, tiled kitchen backsplash, dry basement, and a huge sunroom leading to the private fenced in yard and garage. This home is in great shape and easy to show. MUST SEE... Excellent Condition

5. 2016-04-01
   status Pend (Under Cntr) 355-char remark

   Show marketing remark (355 chars)

   Many recent up grades in the Modern 4 bedroom Cape Cod. Prime location is in the center of the Capital Region. Offers an upgraded bathroom, HW Floors, vinyl windows, tiled kitchen backsplash, dry basement, and a huge sunroom leading to the private fenced in yard and garage. This home is in great shape and easy to show. MUST SEE... Excellent Condition

6. 2016-03-25
   listed $174,900 New 355-char remark

   Show marketing remark (355 chars)

   Many recent up grades in the Modern 4 bedroom Cape Cod. Prime location is in the center of the Capital Region. Offers an upgraded bathroom, HW Floors, vinyl windows, tiled kitchen backsplash, dry basement, and a huge sunroom leading to the private fenced in yard and garage. This home is in great shape and easy to show. MUST SEE... Excellent Condition

7. 2011-12-06
   soldstatus $143,000
8. 2011-11-29
   soldstatus $150,000 417-char remark

   Show marketing remark (417 chars)

   UPDATES GALOR in this home. Owners have lovingly cared for this home for 40 + years. This home boasts newer roof, newer vinyl siding, windows, electrical, all new carpet over hardwood & laminate floors and a soothing 12x18 sunroom off kitchen to relax in. Location, Location, Close to Albany & Wolf Rd. and busline.SCHEDULE your showing today, easy to show. Garage roof as is condition. Very Good Condition

9. 2011-10-11
   historical 417-char remark

   Show marketing remark (417 chars)

   UPDATES GALOR in this home. Owners have lovingly cared for this home for 40 + years. This home boasts newer roof, newer vinyl siding, windows, electrical, all new carpet over hardwood & laminate floors and a soothing 12x18 sunroom off kitchen to relax in. Location, Location, Close to Albany & Wolf Rd. and busline.SCHEDULE your showing today, easy to show. Garage roof as is condition. Very Good Condition

10. 2011-06-14
    listed $155,900 417-char remark

    Show marketing remark (417 chars)

    UPDATES GALOR in this home. Owners have lovingly cared for this home for 40 + years. This home boasts newer roof, newer vinyl siding, windows, electrical, all new carpet over hardwood & laminate floors and a soothing 12x18 sunroom off kitchen to relax in. Location, Location, Close to Albany & Wolf Rd. and busline.SCHEDULE your showing today, easy to show. Garage roof as is condition. Very Good 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: $3,872 · $323/mo
• Projected year-2 tax: $4,301 · $358/mo
• Expected delta: +$429/yr (+$36/mo · 11.1%)

ⓘ 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 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: $29,521
• − Mortgage interest: −$15,679
• − Property taxes: −$3,872
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$8,143
• Taxable loss: −$4,295
• Est. tax savings @ 24.0%: +$1,031
• After-tax cash flow: $1,467/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

+79.5% since first listed

10 events — show timeline

• 2026-03-14 Pending — Global MLS
• 2026-03-10 Listed $279,900 Global MLS
• 2016-06-27 Sold (Public Records) $178,900 Public Records
• 2016-06-17 Sold (MLS) $178,900 Global MLS
• 2016-04-01 Pending — Global MLS
• 2016-03-25 Listed $174,900 Global MLS
• 2011-12-06 Sold (Public Records) $143,000 Public Records
• 2011-11-29 Sold (MLS) $150,000 Global MLS
• 2011-10-11 Listing Removed — Global MLS
• 2011-06-14 Listed $155,900 Global MLS

Property tax history

+2.5%/yr

Latest (2025): $3,872 · -3.1% YoY. Source: county tax records.