247 Pinehurst Ave · Hampton Manor, NY 12144

$103,000

4 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 2 Days on market

Built 1967 5,662 sqft lot

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

Listing remarks

Just a few minute walk to Hampton Manor Lake to enjoy playing pickleball, basketball & the playground. This home sits adjacent to Red Mill Elementary School. Entire Home had fire damage. Home has been gutted and construction has started with newly stud walls & new plywood floors. Please make appointment to see, do not enter property without Realtor. Cash sale only.

Key facts

• New plywood floors
• Newly stud walls
• Hampton manor lake

Tags

• HAMPTON MANOR LAKE
• RED MILL ELEMENTARY SCHOOL
• NEWLY STUD WALLS
• NEW PLYWOOD FLOORS

Property features AI

Exterior

• Parking: Garage (1 space); Total parking for 4 vehicles; Parking under the residence
• Utilities: Public water; Public sewer; Circuit breaker electric; Cable available
• Home design: Single family residence; Level, landscaped lot
• Construction: Vinyl siding; Block foundation; Asphalt roof; Below-grade finished area
• Exterior features: Deck; Front porch; Paved driveway; Exterior lighting; Back yard fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: One bedroom on the first level; Three bedrooms on the second level
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (both on the first level)
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating
• Interior features: Walk-in closets; Sliding doors; Storm doors
• Laundry & utility: Laundry room; Laundry closet; Laundry area in bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $103k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $103k).
• Cap rate 22.3% vs local median 1.9% in Hampton Manor — 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 77/100 on livability (#189 in NY, #2,794 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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: Red Mill School (math 62% / reading 72%, grade B+, #525 of 2,108 statewide, top 27%, 456 students, 30% FRL); 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 35% 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 $712 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $103,000

Questions for the listing agent

1. Built in 1967 — 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. 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.
4. 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.
5. 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: 2.56% ✓
• Cap rate: 22.31%
• Cash-on-cash: 57.21%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $396,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 Pinehurst Ave	0.14mi	4/2.5	1,915 (+2%)	7mo	$283,000	$148	82
235 Tampa Ave	0.05mi	3/3.0 (-1)	1,954 (+4%)	9mo	$260,000	$133	74
10 Massachusetts Ave	0.28mi	3/2.0 (-1)	1,825 (-2%)	8mo	$310,000	$170	72
198 Mccullough Pl	0.09mi	3/2.0 (-1)	1,748 (-7%)	11mo	$370,000	$212	71
125 Hampton Ave	0.25mi	3/2.0 (-1)	1,710 (-9%)	12mo	$267,000	$156	59
209 Hudson Ave East	0.16mi	5/2.0 (+1)	1,622 (-13%)	8mo	$275,000	$170	58
29 Massachusetts Ave	0.40mi	3/1.0 (-1)	1,725 (-8%)	4mo	$260,000	$151	56
8 Rysedorph Ln	0.33mi	4/3.5	2,070 (+11%)	6mo	$582,000	$281	55
23 Hampton Ave	0.37mi	3/2.0 (-1)	1,616 (-14%)	10mo	$365,000	$226	46
33 Robin Ln	0.63mi	3/2.5 (-1)	2,008 (+7%)	12mo	$505,000	$251	42
64 Robin Ln	0.51mi	3/1.5 (-1)	1,612 (-14%)	8mo	$350,000	$217	39
4 Deer Run	0.74mi	3/2.5 (-1)	1,652 (-12%)	2mo	$503,000	$304	37

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 53.3%
• Equity multiple: 3.27×
• Total profit: $65,448
• Equity at exit: $15,358

10-year hold

• IRR: 57.7%
• Equity multiple: 6.15×
• Total profit: $148,402
• Equity at exit: $8,906

Cash invested: $28,840 (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: 3.2×

Monthly cashflow live

• Estimated rent: $2,641 medium
• Mortgage (P&I): −$540
• Tax est. 1.5%: −$129 /mo · $1,545/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $1,375

Break-even live

Break-even rent $901

Max offer price $103,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,446	-5% $1,410	+0% $1,375	+5% $1,339	+10% $1,304
Rent	-10% $1,166	-5% $1,271	+0% $1,375	+5% $1,479	+10% $1,584
Rate	-1.0pp $1,427	-0.5pp $1,401	base $1,375	+0.5pp $1,348	+1.0pp $1,321

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: $25,750
• Closing costs: $3,090
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $103,000 Active

ⓘ 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 4/10 Moderate
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,696
• − Mortgage interest: −$5,770
• − Property taxes: −$1,545
• − Insurance: −$515
• − Repairs & maintenance: −$2,536
• − Management: −$2,536
• − Depreciation: −$2,996
• Taxable income: $15,799
• Est. tax owed @ 24.0%: −$3,792
• After-tax cash flow: $12,707/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 — Hampton Manor

• Score: 77/100
• State rank: #189
• US rank: #2794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton Manor, NY
• 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

1 event — show timeline

• 2026-05-26 Listed $103,000 Global MLS

Property tax history

+3.1%/yr

Latest (2025): $7,148 · -0.7% YoY. Source: county tax records.