61 Woodlawn Dr · Ravena, NY 12143

$239,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 4 Days on market

Built 1952 10,018 sqft lot Est $242k · 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).

• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Cash flow +7.1/30.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Newly remodeled 1280sq ft ranch. Quiet neighborhood setting Great starter home or retirement home Hot water baseboard heat Ceramic tile and hardwood throughout 3 bedrooms 1 full bath Kitchen with white cabinets, granite top, new stainless steel appliances Family room with masonry fireplace Large deck off family room slider Large fenced in backyard Full basement Newer roof and siding

Key facts

• Updated ranch home
• Plentiful cabinetry
• Granite countertops

Tags

• UPDATED RANCH HOME
• WALKING DISTANCE TO STORES
• HARDWOOD FLOORS
• CERAMIC TILE FLOORING
• GRANITE COUNTERTOPS
• PLENTIFUL CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (30.9% below list).
• Recommended offer: $166k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.0% in Ravena — 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 (#489 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+; Watch: amenities F, commute F, health & safety D-.
• Ravena-Coeymans-Selkirk Central School District (town): math 45% / reading 49% proficiency, ranked #410 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pieter B Coeymans School (math 37% / reading 47%, grade F, #1,361 of 2,108 statewide, top 67%, 435 students, 48% FRL); Ravena-Coeymans-Selkirk Senior High School (math 92%, 544 students, 41% FRL).
• Market conditions: 27 active listings in the ZIP; 3 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

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $198k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,730 (30.9% 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 1952 — 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. 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. 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: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.13%
• DSCR: 0.73
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $241,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Woodlawn Dr	0.00mi	3/1.0	1,280 (0%)	0mo	$275,000	$215	100
49 S Clement Ave	0.41mi	3/2.0	1,280 (0%)	14mo	$305,000	$238	65
7 Clearwater St	0.56mi	3/1.0	1,344 (+5%)	9mo	$126,500	$94	58
3 Schuyler Ave	0.54mi	3/1.5	1,178 (-8%)	5mo	$173,000	$147	55
5 Griffin St	0.35mi	3/1.0	1,158 (-10%)	16mo	$190,000	$164	55
18 Wendell St	0.18mi	4/2.0 (+1)	1,420 (+11%)	12mo	$300,000	$211	54
15 Harris Ave	0.59mi	2/1.5 (-1)	1,256 (-2%)	15mo	$195,700	$156	50
66 Van Buren Ave	0.62mi	3/2.0	1,272 (-1%)	20mo	$321,000	$252	49
28 Pulver Ave	0.50mi	3/1.5	1,454 (+14%)	4mo	$275,000	$189	48
22 Van Buren Ave	0.49mi	3/1.5	1,394 (+9%)	20mo	$199,000	$143	44
26 S Clement Ave	0.54mi	3/1.5	1,444 (+13%)	16mo	$282,000	$195	39
39 Mcculloch Ave	0.74mi	4/1.5 (+1)	1,472 (+15%)	19mo	$225,000	$153	17

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $108,815
• Equity at exit: $216,121

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $337,677
• Equity at exit: $466,073

Cash invested: $67,172 (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 12143

• Home prices YoY: 15.0%
• Active inventory: 27
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$295 /mo · $3,534/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-343

Break-even live

Break-even rent $2,092

Max offer price $179,260

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-275	+0% $-343	+5% $-411	+10% $-479
Rent	-10% $-474	-5% $-409	+0% $-343	+5% $-278	+10% $-212
Rate	-1.0pp $-222	-0.5pp $-282	base $-343	+0.5pp $-405	+1.0pp $-469

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 US Route 9W Ravena, NY	1.0–3.0	1.0–2.0	1055	$1,850	$1.75	14d	1	0.22mi
31 Central Ave Unit 4 Ravena, NY	4.0	1.5	1285	$1,495	$1.16	14d	1	0.50mi
9 Main St Unit 2 Ravena, NY	3.0	1.0	1000	$1,295	$1.29	19d	1	0.70mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   listed $239,900 Active
3. 2020-09-01
   soldstatus $197,500
4. 2020-07-29
   soldstatus $197,500 Closed (Final Sale) 385-char remark

   Show marketing remark (385 chars)

   Newly remodeled 1280sq ft ranch. Quiet neighborhood setting Great starter home or retirement home Hot water baseboard heat Ceramic tile and hardwood throughout 3 bedrooms 1 full bath Kitchen with white cabinets, granite top, new stainless steel appliances Family room with masonry fireplace Large deck off family room slider Large fenced in backyard Full basement Newer roof and siding

5. 2020-05-26
   status Pend (Under Cntr) 385-char remark

   Show marketing remark (385 chars)

   Newly remodeled 1280sq ft ranch. Quiet neighborhood setting Great starter home or retirement home Hot water baseboard heat Ceramic tile and hardwood throughout 3 bedrooms 1 full bath Kitchen with white cabinets, granite top, new stainless steel appliances Family room with masonry fireplace Large deck off family room slider Large fenced in backyard Full basement Newer roof and siding

6. 2020-05-04
   listed $197,500 New 385-char remark

   Show marketing remark (385 chars)

   Newly remodeled 1280sq ft ranch. Quiet neighborhood setting Great starter home or retirement home Hot water baseboard heat Ceramic tile and hardwood throughout 3 bedrooms 1 full bath Kitchen with white cabinets, granite top, new stainless steel appliances Family room with masonry fireplace Large deck off family room slider Large fenced in backyard Full basement Newer roof and siding

7. 2020-02-11
   soldstatus $84,224 Closed (Final Sale) 399-char remark

   Show marketing remark (399 chars)

   Cozy ranch on dead end road. Family rm w/masonry frplc and sliding door to deck overlooking large yrd. Updated bath. Needs some updating. Will not go regular financing. Will need FHA 203K or rehab financing. "To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing." -- Good Condition, Fair Condition

8. 2020-01-31
   status Pend (Under Cntr) 399-char remark

   Show marketing remark (399 chars)

   Cozy ranch on dead end road. Family rm w/masonry frplc and sliding door to deck overlooking large yrd. Updated bath. Needs some updating. Will not go regular financing. Will need FHA 203K or rehab financing. "To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing." -- Good Condition, Fair Condition

9. 2019-12-19
   price $115,000 399-char remark

   Show marketing remark (399 chars)

   Cozy ranch on dead end road. Family rm w/masonry frplc and sliding door to deck overlooking large yrd. Updated bath. Needs some updating. Will not go regular financing. Will need FHA 203K or rehab financing. "To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing." -- Good Condition, Fair Condition

10. 2019-11-25
    listed $121,900 New 399-char remark

    Show marketing remark (399 chars)

    Cozy ranch on dead end road. Family rm w/masonry frplc and sliding door to deck overlooking large yrd. Updated bath. Needs some updating. Will not go regular financing. Will need FHA 203K or rehab financing. "To help visualize this home's floor plan and to highlight its potential, virtual furnishings may have been added to photos found in this listing." -- Good Condition, Fair Condition

11. 2014-02-04
    historical
12. 2013-09-16
    listed $139,900
13. 2011-03-19
    historical
14. 2010-09-18
    listed $139,900

ⓘ 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: $3,534 · $295/mo
• Projected year-2 tax: $3,794 · $316/mo
• Expected delta: +$260/yr (+$22/mo · 7.4%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $19,888
• − Mortgage interest: −$13,438
• − Property taxes: −$3,534
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$6,979
• Taxable loss: −$8,445
• Est. tax savings @ 24.0%: +$2,027
• After-tax cash flow: $-2,092/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: Ravena-Coeymans-Selkirk Central School District
• NCES district ID: 3624150
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 49% ▼ -2.00%
• Median HH income: $63,960
• Composite: 41.63/100
• National rank: #3427
• State rank: #410 of 590 in NY

Livability — Ravena

• Score: 69/100
• State rank: #489
• US rank: #8613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ravena, NY
• Population (ZIP): 5,462

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Black 3% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 9% Iranian 5% Romanian 5%
• Foreign-born: 3% · China, Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1% Other Indo-European 1%

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: ▲ 39.00%
• Current HPI: 299.5178
• 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

+71.5% since first listed

14 events — show timeline

• 2026-04-27 Pending — Global MLS
• 2026-04-23 Listed $239,900 Global MLS
• 2020-09-01 Sold (Public Records) $197,500 Public Records
• 2020-07-29 Sold (MLS) $197,500 Global MLS
• 2020-05-26 Pending — Global MLS
• 2020-05-04 Listed $197,500 Global MLS
• 2020-02-11 Sold (MLS) $84,224 Global MLS
• 2020-01-31 Pending — Global MLS
• 2019-12-19 Price Changed $115,000 Global MLS
• 2019-11-25 Listed $121,900 Global MLS
• 2014-02-04 Listing Removed — Global MLS
• 2013-09-16 Listed $139,900 Global MLS
• 2011-03-19 Listing Removed — Global MLS
• 2010-09-18 Listed $139,900 Global MLS

Property tax history

+1.8%/yr

Latest (2025): $3,534 · +1.1% YoY. Source: county tax records.