1560 Best · Rensselaer, NY 12144

$350,000

6 bd · 2.5 ba · 6,445 sqft · SingleFamily public records · 22 Days on market

Built 1971 6,447 sqft lot ↓ 60% since listing

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1560 Best Rd, Rensselaer, NY—a versatile and well-located property offering exceptional potential for homeowners, investors, or business use. Situated on a generous lot, this property provides ample space for parking, expansion, or outdoor use, making it ideal for a variety of needs. The home features a functional layout with comfortable living areas and abundant natural light, offering a great foundation for customization. The property does require renovation and updates, presenting an excellent opportunity to add value and tailor the space to your vision. Conveniently located just minutes from downtown Albany, major highways, shopping, dining, and everyday amenities, this

Key facts

• Generous lot
• Functional layout
• Conveniently located

Tags

• GENEROUS LOT
• AMPLE SPACE FOR PARKING
• FUNCTIONAL LAYOUT
• COMFORTABLE LIVING AREAS
• ABUNDANT NATURAL LIGHT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Driveway; 2-car garage (has garage)
• Utilities: Septic tank; Electricity available
• Home design: Single family residence; Living area reported from public records
• Construction: Vinyl siding
• Exterior features: In-ground private pool; Not waterfront

Interior

• Kitchen: Appliances: Other
• Bedrooms: Total of 14 rooms (bedroom breakdown not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Breakfast bar; Cathedral ceilings; Ceiling fans
• Laundry & utility: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (16.3% below list).
• Recommended offer: $293k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#191 in NY, #2,967 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: crime D+.
• East Greenbush Central School District (suburban): math 68% / reading 71% proficiency, ranked #132 of 590 in NY (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Howard L Goff School (math 61% / reading 73%, grade A-, #101 of 729 statewide, top 15%, 978 students, 28% FRL); Columbia High School (math 97% / reading 87%, grade A+, #171 of 1,100 statewide, top 18%, 1,252 students, 27% FRL).
• Market conditions: Rents flat; 102 active listings in the ZIP; solid renter incomes; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).
• This rent runs 39% 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 $10k of value loss. Plan a longer hold.
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $292,783 (16.3% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-69,468
• Equity at exit: $52,186

10-year hold

• IRR: -19.7%
• Equity multiple: 0.05×
• Total profit: $-92,827
• Equity at exit: $30,262

Cash invested: $98,000 (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 12144

• Home prices YoY: -33.4%
• Rents YoY: 0.9%
• Active inventory: 102
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,928 medium
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$438 /mo · $5,250/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $-106

Break-even live

Break-even rent $3,062

Max offer price $334,693

Occupancy floor 99%

Sensitivity live

Price	-10% $136	-5% $15	+0% $-106	+5% $-227	+10% $-348
Rent	-10% $-337	-5% $-221	+0% $-106	+5% $10	+10% $126
Rate	-1.0pp $70	-0.5pp $-17	base $-106	+0.5pp $-196	+1.0pp $-289

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-22
   listed $350,000 Active 958-char remark
2. 2023-07-21
   status Pending
3. 2023-07-21
   historical
4. 2023-07-13
   listed $325,000 Active
5. 2018-11-15
   soldstatus $645,900
6. 2018-07-17
   historical
7. 2018-05-21
   price $649,000
8. 2018-04-17
   price $674,000
9. 2018-04-13
   listed $744,000 New
10. 2018-02-12
    historical
11. 2017-10-13
    listed $699,900 New
12. 2017-10-10
    historical
13. 2017-07-13
    price $744,000
14. 2017-06-23
    price $844,000
15. 2017-06-06
    listed $874,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥94°F today · 14 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: $35,134
• − Mortgage interest: −$19,605
• − Property taxes: −$5,250
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,811
• − Management: −$2,811
• − Depreciation: −$10,182
• Taxable loss: −$7,275
• Est. tax savings @ 24.0%: +$1,746
• After-tax cash flow: $477/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: East Greenbush Central School District
• NCES district ID: 3609630
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 71% ▲ 2.00%
• Median HH income: $73,174
• Composite: 61.16/100
• National rank: #783
• State rank: #132 of 590 in NY

Livability — Rensselaer

• Score: 77/100
• State rank: #191
• US rank: #2967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rensselaer County · 75,590 people
• City population: 22,111
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 22,111
• Household income: $90,738
• Rent vs Own: 41.0% rent · 59.0% own
• Severe rent burden: 541.0

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 8% Asian 7% Hispanic / Latino 6% Black 6%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 3%
• Foreign-born: 7% · Philippines, Canada, China
• Languages at home: 91% English-only · Other Asian/Pacific 3% Spanish 2% Chinese 1%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.26%
• Current HPI: 276.2239
• Rent YoY: ▲ 0.90%
• 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

-60.0% since first listed

16 events — show timeline

• 2026-05-21 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-22 Listed $350,000 OneKey® MLS as Distributed by MLS Grid
• 2023-07-21 Pending — Global MLS
• 2023-07-21 Listing Removed — Global MLS
• 2023-07-13 Listed $325,000 Global MLS
• 2018-11-15 Sold (Public Records) $645,900 Public Records
• 2018-07-17 Listing Removed — Global MLS
• 2018-05-21 Price Changed $649,000 Global MLS
• 2018-04-17 Price Changed $674,000 Global MLS
• 2018-04-13 Listed $744,000 Global MLS
• 2018-02-12 Listing Removed — Global MLS
• 2017-10-13 Listed $699,900 Global MLS
• 2017-10-10 Listing Removed — Global MLS
• 2017-07-13 Price Changed $744,000 Global MLS
• 2017-06-23 Price Changed $844,000 Global MLS
• 2017-06-06 Listed $874,000 Global MLS

Property tax history

+15.5%/yr

Latest (2025): $20,259 · +1.5% YoY. Source: county tax records.