12 Quail St · Albany, NY 12206

$105,000

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 76 Days on market

Built 1894 2,613 sqft lot $109/sqft · at area comps Est $105k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home with Endless options and incomparable possibilities to change and customize to your own style . The first floor features an inviting living room area with an attached space that offers potential for use as an office. It also includes a spacious kitchen, an additional room currently serving as a bedroom, and a full bathroom. The second floor have two bedrooms. This is a versatile property with significant potential; the basement is partially finished, featuring an open area currently utilized as a family room, along with additional storage space and a functional, partially completed bathroom. Great Opportunity! Schedule a showing now!

Key facts

• Spacious kitchen
• Functional bathroom
• 2,613 sq ft lot

Tags

• SPACIOUS KITCHEN
• PARTIALLY FINISHED BASEMENT
• FUNCTIONAL BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.7% in Albany — 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 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.
• Market conditions: Rents rising fast (+5.4%/yr); 89 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $1,583/mo this rent would consume 46% of the median local household income ($42k/yr) (locally 2035% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $30k; list at $105k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.51% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 5.5

CMA / ARV

• ARV (median comp): $105,089
• List price: $105,000
• Delta: -0.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
423 3rd St	0.05mi	3/1.5 (+1)	930 (-4%)	11mo	$60,000	$65	75
317 Sherman St	0.29mi	2/1.0	1,050 (+9%)	4mo	$65,000	$62	69
152 Ontario St	0.44mi	3/1.0 (+1)	935 (-3%)	8mo	$125,350	$134	63
89 Benson St	0.54mi	2/1.0	897 (-7%)	1mo	$194,000	$216	62
368 Elk St	0.38mi	3/1.0 (+1)	1,040 (+8%)	17mo	$77,000	$74	51
9 Robin St	0.37mi	3/1.5 (+1)	1,056 (+9%)	16mo	$114,450	$108	47
127 Sherman St	0.55mi	3/1.0 (+1)	1,064 (+10%)	16mo	$48,000	$45	39

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.56×
• Total profit: $16,514
• Equity at exit: $15,656

10-year hold

• IRR: 24.3%
• Equity multiple: 3.36×
• Total profit: $69,388
• Equity at exit: $9,078

Cash invested: $29,400 (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 12206

• Home prices YoY: -9.9%
• Rents YoY: 5.4%
• Active inventory: 89
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$551
• Tax from tax record: −$191 /mo · $2,293/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $465

Break-even live

Break-even rent $994

Max offer price $105,000

Occupancy floor 66%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Livingston Ave Albany, NY	1.0–3.0	1.0	685	$1,452	$2.12	14d	1	0.11mi
530 3rd St Apt 2 Albany, NY	2.0	1.0	900	$1,400	$1.56	43d	1	0.29mi
316 2nd St Albany, NY	3.0	1.0	850	$1,700	$2.00	43d	1	0.36mi
400 Central Ave Albany, NY	2.0	1.0	675	$1,591	$2.36	43d	11	0.43mi
260 Bradford St Unit 105 Albany, NY	2.0	1.0	745	$1,500	$2.01	23d	1	0.46mi
260 Bradford St Unit 102 Albany, NY	1.0	1.0	571	$1,300	$2.28	23d	1	0.46mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	23d	1	0.46mi
460 Washington Ave Albany, NY	2.0	1.0	950	$1,650	$1.74	23d	1	0.54mi
526 Central Ave Albany, NY	1.0–2.0	1.0	957	$1,435	$1.50	43d	1	0.59mi
336 Clinton Ave Albany, NY	2.0	1.0	900	$1,700	$1.89	43d	1	0.62mi
184 Quail St Albany, NY	3.0	1.0	618	$1,600	$2.59	43d	1	0.64mi
336 Washington Ave Unit 1 Albany, NY	1.0	1.0	750	$1,495	$1.99	43d	1	0.65mi
152 Western Ave Unit 3R Albany, NY	1.0	1.0	675	$1,195	$1.77	14d	1	0.67mi
180 Western Ave Unit 1st Floor Albany, NY	2.0	1.0	900	$1,550	$1.72	43d	1	0.67mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	23d	1	0.68mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	43d	1	0.68mi
1 Bleecker Ter Albany, NY	1.0–2.0	1.0	609	$1,499	$2.46	14d	1	0.68mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	23d	1	0.72mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	23d	1	0.72mi
39 S Lake Ave Unit 1 Albany, NY	1.0	1.0	900	$1,600	$1.78	43d	1	0.72mi
65 Lark St Albany, NY	1.0	1.0	900	$1,200	$1.33	43d	1	0.75mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	21d	1	0.78mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	14d	1	0.78mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	23d	1	0.81mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	0.83mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	43d	1	0.90mi
800 Madison Ave Albany, NY	1.0–2.0	1.0	800	$1,650	$2.06	14d	2	0.92mi
170 Washington Ave Albany, NY	1.0	1.0	600	$1,700	$2.83	43d	1	0.97mi
326 State St Albany, NY	1.0	1.0	1000	$1,600	$1.60	43d	1	0.98mi
155 Chestnut St Albany, NY	2.0	1.0	850	$2,000	$2.35	14d	1	0.98mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	14d	1	1.00mi
318 State St Unit 1 Albany, NY	1.0	1.0	750	$1,395	$1.86	43d	1	1.00mi
318 State St Unit 8 Albany, NY	1.0	1.0	750	$1,495	$1.99	23d	1	1.00mi
138 Washington Ave Albany, NY	1.0	1.0	900	$1,800	$2.00	43d	1	1.04mi
504 Morris St Albany, NY	2.0	1.0	720	$1,450	$2.01	43d	1	1.04mi
504 Morris St Albany, NY	2.0	1.0	720	$1,395	$1.94	23d	1	1.04mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	43d	1	1.05mi
290 State St #1 Albany, NY	1.0	1.0	1000	$1,600	$1.60	43d	1	1.06mi
88 Willett St Albany, NY	3.0	1.0	825	$1,802	$2.18	14d	10	1.06mi
86 Dana Ave Albany, NY	1.0	1.0	731	$1,750	$2.39	14d	4	1.08mi

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 76 DOM
2. 2026-06-17
   days on market $105,000 Active 75 DOM
3. 2026-06-16
   days on market $105,000 Active 74 DOM
4. 2026-06-15
   days on market $105,000 Active 73 DOM
5. 2026-06-14
   days on market $105,000 Active 71 DOM
6. 2026-06-10
   days on market $105,000 Active 68 DOM
7. 2026-06-08
   days on market $105,000 Active 66 DOM
8. 2026-06-07
   days on market $105,000 Active 65 DOM
9. 2026-06-03
   days on market $105,000 Active 61 DOM
10. 2026-06-02
    days on market $105,000 Active 60 DOM
11. 2026-06-01
    days on market $105,000 Active 59 DOM
12. 2026-05-31
    days on market $105,000 Active 58 DOM
13. 2026-05-31
    days on market $105,000 Active 57 DOM
14. 2026-04-03
    listed $109,000 Active 656-char remark

    Show marketing remark (656 chars)

    Great home with Endless options and incomparable possibilities to change and customize to your own style . The first floor features an inviting living room area with an attached space that offers potential for use as an office. It also includes a spacious kitchen, an additional room currently serving as a bedroom, and a full bathroom. The second floor have two bedrooms. This is a versatile property with significant potential; the basement is partially finished, featuring an open area currently utilized as a family room, along with additional storage space and a functional, partially completed bathroom. Great Opportunity! Schedule a showing now!

15. 2022-04-29
    historical
16. 2022-03-08
    price $88,000
17. 2022-01-10
    listed $95,000 Active
18. 2013-07-16
    soldstatus $30,500
19. 2013-05-07
    historical
20. 2012-11-13
    listed $49,900

ⓘ 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: $2,293 · $191/mo
• Projected year-2 tax: $2,293 · $191/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 ≥97°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: $18,992
• − Mortgage interest: −$5,882
• − Property taxes: −$2,293
• − Insurance: −$525
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$3,055
• Taxable income: $4,199
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,570/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): 14,572
• Household income: $41,548
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 2035.0

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 0.75)
• Race & ethnicity: Black 38% White 27% Hispanic / Latino 15% Two or more races 12% Asian 10%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 22% · Canada, China
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -30.24%
• Current HPI: 275.8109
• Rent YoY: ▲ 5.37%
• 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

+118.4% since first listed

7 events — show timeline

• 2026-04-03 Listed $109,000 Global MLS
• 2022-04-29 Listing Removed — Global MLS
• 2022-03-08 Price Changed $88,000 Global MLS
• 2022-01-10 Listed $95,000 Global MLS
• 2013-07-16 Sold (MLS) $30,500 Global MLS
• 2013-05-07 Listing Removed — Global MLS
• 2012-11-13 Listed $49,900 Global MLS

Property tax history

+0.3%/yr

Latest (2025): $2,293 · -0.8% YoY. Source: county tax records.