11 S Dove St · Albany, NY 12202

$349,900

6 bd · 2.0 ba · 2,454 sqft · MultiFamily public records · 40 Days on market

Built 1922 3,484 sqft lot $143/sqft · at area comps Est $367k · at est.

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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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• DSCR +7.2/10.0
• 1% rule +6.1/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nicely maintained 2 Family located on a quiet side street. The owner has taken good care of this property. Replacement windows. Fenced rear yard. Active ROP'S for both units.

Key facts

• Fenced backyard
• New roof
• Replacement windows

Tags

• FENCED BACKYARD
• NEW ROOF
• REPLACEMENT WINDOWS
• FEW MINUTES FROM I-787
• FEW MINUTES FROM ALBANY MED

Property features AI

Finance

• Other: Approximately 0.08 acre lot
• Financial info: Two-unit property (duplex)

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; New roof (2023)
• Construction: Vinyl siding
• Exterior features: Fenced backyard

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 4 bedrooms
• Bathrooms: 2 full bathrooms total; One full bath on the 1st floor; One full bath on the 2nd floor; Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Hot water heating; Natural gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive. Per door: $295/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $339k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#129 in NY, #2,083 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, housing A+; Watch: employment C-, crime F.
• Albany City School District (urban): math 37% / reading 40% proficiency, ranked #543 of 590 in NY (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Albany High School (math 74% / reading 67%, grade B+, #710 of 1,100 statewide, top 65%, 2,676 students, 69% FRL) — zoned schools at 69% FRL track the district average.
• Zoned-school proficiency averages 70% at this address vs 38% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Albany City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.7%/yr); 58 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $98k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $35k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $223k; list at $350k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $339,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 7.5

CMA / ARV

• ARV (median comp): $366,906
• List price: $349,900
• Delta: -4.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Bogart Ter	0.13mi	6/2.0	2,232 (-9%)	2mo	$250,000	$112	78
278 Morton Ave	0.34mi	6/2.5	2,460 (+0%)	5mo	$195,000	$79	78
41 Barrows St	0.60mi	6/2.0	2,472 (+1%)	2mo	$290,000	$117	69
23 Sloan St	0.35mi	6/3.0	2,310 (-6%)	1mo	$170,000	$74	69
10 Putnam St	0.16mi	6/2.0	2,764 (+13%)	4mo	$375,000	$136	68
79 Alexander St	0.46mi	6/4.0	2,600 (+6%)	0mo	$215,000	$83	60
50 Southern Blvd	0.73mi	6/2.0	2,380 (-3%)	2mo	$347,000	$146	59
105 Southern Blvd	0.64mi	5/4.0 (-1)	2,446 (-0%)	1mo	$405,000	$166	56
252 Morton Ave	0.33mi	6/4.0	2,152 (-12%)	3mo	$285,000	$132	54
58 Southern Blvd	0.73mi	6/2.0	2,264 (-8%)	4mo	$350,000	$155	50
64 Clinton St	0.61mi	5/3.0 (-1)	2,640 (+8%)	6mo	$140,000	$53	45
24 Delaware St	0.54mi	5/2.5 (-1)	2,112 (-14%)	2mo	$240,000	$114	43

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.54×
• Total profit: $248,771
• Equity at exit: $315,218

10-year hold

• IRR: 29.1%
• Equity multiple: 8.70×
• Total profit: $754,036
• Equity at exit: $679,779

Cash invested: $97,972 (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 12202

• Home prices YoY: 14.3%
• Rents YoY: 8.7%
• Active inventory: 58
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $3,882 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$496 /mo · $5,949/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$815
• Net cashflow: $590

Break-even live

Break-even rent $3,135

Max offer price $349,900

Occupancy floor 80%

Sensitivity live

Price	-10% $788	-5% $689	+0% $590	+5% $491	+10% $392
Rent	-10% $284	-5% $437	+0% $590	+5% $744	+10% $897
Rate	-1.0pp $767	-0.5pp $679	base $590	+0.5pp $500	+1.0pp $407

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$3,882
Total (2 units)			$3,882

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $349,900 Active 40 DOM
2. 2026-06-18
   days on market $349,900 Active 37 DOM
3. 2026-06-17
   days on market $349,900 Active 36 DOM
4. 2026-06-16
   days on market $349,900 Active 35 DOM
5. 2026-06-15
   days on market $349,900 Active 34 DOM
6. 2026-06-14
   pricedays on market $349,900 Active 32 DOM
7. 2026-06-10
   days on market $375,000 Active 29 DOM
8. 2026-06-08
   days on market $375,000 Active 27 DOM
9. 2026-06-07
   days on market $375,000 Active 26 DOM
10. 2026-06-03
    days on market $375,000 Active 22 DOM
11. 2026-06-02
    days on market $375,000 Active 21 DOM
12. 2026-06-01
    pricedays on market $375,000 Active 20 DOM
13. 2026-05-31
    remarks 400-char remark
14. 2026-05-31
    days on market $385,000 Active 19 DOM
15. 2026-05-31
    days on market $385,000 Active 18 DOM
16. 2026-05-11
    listed $385,000 Active 212-char remark
17. 2024-01-02
    soldstatus $223,000
18. 2023-12-14
    soldstatus $223,000 Closed 174-char remark

    Show marketing remark (174 chars)

    Nicely maintained 2 Family located on a quiet side street. The owner has taken good care of this property. Replacement windows. Fenced rear yard. Active ROP'S for both units.

19. 2023-11-02
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Nicely maintained 2 Family located on a quiet side street. The owner has taken good care of this property. Replacement windows. Fenced rear yard. Active ROP'S for both units.

20. 2023-09-11
    listed $239,000 Active 174-char remark

    Show marketing remark (174 chars)

    Nicely maintained 2 Family located on a quiet side street. The owner has taken good care of this property. Replacement windows. Fenced rear yard. Active ROP'S for both units.

21. 1998-08-21
    soldstatus $57,500

ⓘ 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: $5,949 · $496/mo
• Projected year-2 tax: $5,949 · $496/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥99°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: $46,584
• − Mortgage interest: −$19,600
• − Property taxes: −$5,949
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,727
• − Management: −$3,727
• − Depreciation: −$10,179
• Taxable income: $1,653
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $6,687/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: Albany City School District
• NCES district ID: 3602460
• Math proficiency: 37% ▲ 6.00%
• Reading proficiency: 40% ▲ 7.00%
• Median HH income: $40,568
• Composite: 32.34/100
• National rank: #5744
• State rank: #543 of 590 in NY

Livability — Albany

• Score: 79/100
• State rank: #129
• US rank: #2083

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albany, NY
• County: Albany County · 196,626 people
• City population: 116,921
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 10,166
• Household income: $52,868
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 935.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 15% Two or more races 14% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 5%
• Common ancestry: Iranian 2% Romanian 1% Serbian 1%
• Foreign-born: 14% · Canada, Philippines, China
• Languages at home: 80% English-only · Spanish 10% Other Asian/Pacific 4% Arabic 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: ▲ 38.05%
• Current HPI: 303.8939
• Rent YoY: ▲ 8.70%
• 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

+508.5% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $349,900 Global MLS
• 2026-06-01 Price Changed $375,000 Global MLS
• 2026-05-11 Listed $385,000 Global MLS
• 2024-01-02 Sold (Public Records) $223,000 Public Records
• 2023-12-14 Sold (MLS) $223,000 Global MLS
• 2023-11-02 Pending — Global MLS
• 2023-09-11 Listed $239,000 Global MLS
• 1998-08-21 Sold (Public Records) $57,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,949 · -5.4% YoY. Source: county tax records.