11 Bridgewood Ln · Watervliet, NY 12189

$275,000

2 bd · 1.5 ba · 1,570 sqft · Townhouse public records · 11 Days on market

Built 1989 3,049 sqft lot Est $295k · 7% under $52/mo HOA · 2% of rent

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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).

• ARV discount +10.6/15.0
• Cash flow +9.5/30.0
• Schools +6.4/10.0
• Rent growth +4.2/5.0
• Livability +4.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked within the North Colonie school district, this quaint townhouse offers an opportunity to make a home your own. Featuring an attached garage, fireplace, open layout, patio and loft area in addition to the two bedrooms. Upstairs laundry. Bring your vision and updates to unlock its full potential while enjoying all the conveniences of a townhome community.

Key facts

• $52 HOA
• Garage
• Built 1989

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $620; Association fee covers grounds maintenance and snow removal

Exterior

• Parking: Attached garage (1-car); Total 3 parking spaces; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Townhouse; Single entry level (slab foundation)
• Construction: Vinyl siding; Asphalt roof; Slab foundation
• Exterior features: Patio; Paved driveway; Garden

Interior

• Kitchen: Built-in electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the second floor
• Flooring: Tile; Wood; Hardwood
• Bathrooms: One full bathroom (located on the second floor); One half bathroom (located on the first floor)
• Heating & cooling: Forced-air heating; Natural gas
• Interior features: Walk-in closet(s); 5 total rooms; Living room fireplace
• Laundry & utility: Washer and dryer; Laundry closet on the upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (21.2% below list).
• Recommended offer: $217k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#51 in NY, #786 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime D+.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 40% of the median local income ($65k/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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $216,648 (21.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $295,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Bridgewood Ln	0.04mi	3/1.5 (+1)	1,744 (+11%)	7mo	$275,000	$158	69
111 Bridgewood Ln	0.11mi	3/2.5 (+1)	1,651 (+5%)	13mo	$310,000	$188	67
125 Bridgewood Ln	0.09mi	3/2.5 (+1)	1,764 (+12%)	10mo	$350,000	$198	58

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: -17.3%
• Equity multiple: 0.37×
• Total profit: $-48,649
• Equity at exit: $41,003

10-year hold

• IRR: -3.7%
• Equity multiple: 0.71×
• Total profit: $-21,984
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,166 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$296 /mo · $3,547/yr
• Insurance: −$115
• HOA: −$52
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-193

Break-even live

Break-even rent $2,410

Max offer price $240,951

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-115	+0% $-193	+5% $-271	+10% $-348
Rent	-10% $-364	-5% $-278	+0% $-193	+5% $-107	+10% $-22
Rate	-1.0pp $-54	-0.5pp $-123	base $-193	+0.5pp $-264	+1.0pp $-337

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6-14 Cedarview Ln Watervliet, NY	3.0	2.5	2000	$3,300	$1.65	14d	1	0.60mi
23 Lake Shore Dr Watervliet, NY	1.0–3.0	1.0–2.0	911	$1,892	$2.08	14d	17	0.73mi
509 5th Ave Unit 9 Watervliet, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	1.02mi
1513 5th Ave Unit 2 Watervliet, NY	3.0	1.0	1200	$1,550	$1.29	14d	1	1.05mi
1534 5th Ave #1 Watervliet, NY	3.0	1.0	1200	$1,595	$1.33	44d	1	1.10mi
175 Troy-Schenectady Rd Apt 6 Watervliet, NY	2.0	2.0	2040	$2,250	$1.10	19d	1	1.15mi
809 Broadway #2 Watervliet, NY	3.0	1.0	1100	$1,625	$1.48	44d	1	1.15mi
175 Troy-Schenectady Rd Watervliet, NY	2.0	2.0	2040	$2,250	$1.10	14d	1	1.16mi
2 Dyer Dr Unit Na Latham, NY	3.0	2.0	1708	$3,000	$1.76	24d	1	1.27mi
2 Dyer Dr Latham, NY	3.0	2.0	1708	$3,000	$1.76	44d	1	1.27mi

HOA detail

• Monthly dues: $52 · $624/yr

Listing history 10 events

1. 2026-06-16
   status $275,000 Pending 11 DOM
2. 2026-06-15
   days on market $275,000 Active 11 DOM
3. 2026-06-14
   days on market $275,000 Active 9 DOM
4. 2026-06-13
   days on market $275,000 Active 8 DOM
5. 2026-06-10
   days on market $275,000 Active 6 DOM
6. 2026-06-09
   days on market $275,000 Active 5 DOM
7. 2026-06-08
   days on market $275,000 Active 4 DOM
8. 2026-06-07
   days on market $275,000 Active 3 DOM
9. 2026-06-05
   remarks 362-char remark
10. 2026-06-05
    listed $275,000 Active 1 DOM

ⓘ 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: $3,547 · $296/mo
• Projected year-2 tax: $4,097 · $341/mo
• Expected delta: +$550/yr (+$46/mo · 15.5%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,998
• − Mortgage interest: −$15,404
• − Property taxes: −$3,547
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$624
• − Depreciation: −$8,000
• Taxable loss: −$7,112
• Est. tax savings @ 24.0%: +$1,707
• After-tax cash flow: $-606/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 — Watervliet

• Score: 84/100
• State rank: #51
• US rank: #786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Albany County · 196,626 people
• City population: 18,656
• 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

1 event — show timeline

• 2026-06-04 Listed $275,000 Global MLS

Property tax history

+10.4%/yr

Latest (2025): $3,547 · -8.3% YoY. Source: county tax records.