10 Matilda St · Albany, NY 12209

$219,000

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 5 Days on market

Built 1940 4,356 sqft lot Est $239k · 8% under

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +11.3/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming three-bedroom, one-bath home just off Whitehall Rd, conveniently close to shops, dining, and transit. Features gas hot water heat, a formal dining room, a spacious living room, and an open foyer with a staircase to the second floor. Enjoy a cozy nook off the kitchen, a full basement, and a semi-private rear yard. home is in an Estate, property sold as-is.

Key facts

• Gas hot water heat
• Formal dining room
• Full basement

Tags

• GAS HOT WATER HEAT
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• OPEN FOYER
• FULL BASEMENT
• SEMI-PRIVATE REAR YARD

Property features AI

Exterior

• Parking: Driveway with space for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Single family residence; 35' main road frontage; Lot dimensions approximately 35 x 127
• Construction: Wood siding; Asphalt roof
• Exterior features: Back yard fencing; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Primary bedroom on second floor; Two additional bedrooms on second floor
• Flooring: Vinyl; Carpet; Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom (located on second floor)
• Heating & cooling: Hot water heating; Natural gas heating
• Interior features: 8 total rooms; Full, unfinished basement
• Laundry & utility: Laundry in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (7.2% below list).
• Recommended offer: $203k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• 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: 47 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $203,243 (7.2% below list)

Questions for the listing agent

1. Built in 1940 — 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. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $239,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Mapleridge Ave	0.16mi	3/2.0	1,280 (+1%)	3mo	$255,000	$199	85
23 Barrows St	0.38mi	3/1.5	1,312 (+3%)	6mo	$198,000	$151	71
415 Second Ave	0.28mi	3/1.5	1,168 (-8%)	1mo	$209,000	$179	70
555 Delaware Ave	0.23mi	2/1.0 (-1)	1,170 (-8%)	1mo	$210,000	$179	70
167 Southern Blvd	0.59mi	3/2.0	1,277 (+0%)	3mo	$225,000	$176	66
19 Fordham Ct	0.70mi	3/1.5	1,263 (-1%)	1mo	$331,000	$262	64
484 Delaware Ave	0.19mi	2/2.0 (-1)	1,132 (-11%)	2mo	$160,000	$141	62
65 Rose Ct	0.27mi	3/2.0	1,106 (-13%)	5mo	$275,000	$249	58
106 Edgecomb St	0.30mi	3/2.0	1,101 (-13%)	4mo	$265,000	$241	56
19 W Van Vechten St	0.58mi	3/1.5	1,145 (-10%)	4mo	$215,000	$188	51
52 Lawnridge Ave	0.59mi	3/2.0	1,123 (-12%)	2mo	$325,000	$289	47
310 Mccarty Ave	0.58mi	2/1.5 (-1)	1,154 (-9%)	4mo	$184,000	$159	47

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-16,892
• Equity at exit: $32,654

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,977
• Equity at exit: $18,935

Cash invested: $61,320 (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 12209

• Home prices YoY: -7.3%
• Active inventory: 47
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,032 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $293

Break-even live

Break-even rent $1,661

Max offer price $219,000

Occupancy floor 81%

Sensitivity live

Price	-10% $417	-5% $355	+0% $293	+5% $231	+10% $169
Rent	-10% $133	-5% $213	+0% $293	+5% $374	+10% $454
Rate	-1.0pp $404	-0.5pp $349	base $293	+0.5pp $237	+1.0pp $179

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Second Ave #3 Albany, NY	3.0	1.0	1100	$1,800	$1.64	44d	1	0.23mi
86 Hackett Blvd Albany, NY	2.0	1.0	1100	$1,900	$1.73	24d	1	0.29mi
50 Southern Blvd Albany, NY	3.0	1.0	1200	$1,650	$1.38	14d	1	0.31mi
15 Stanwix St Albany, NY	4.0	1.5	1660	$2,500	$1.51	14d	1	0.35mi
31 Bertha St Albany, NY	4.0	1.0	1116	$2,000	$1.79	24d	1	0.49mi
22 Hurlbut St Albany, NY	3.0	1.0	1209	$2,050	$1.70	44d	1	0.52mi
42 Harris Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,600	$1.60	14d	1	0.59mi
52 Grove Ave Albany, NY	4.0	1.0	1200	$2,200	$1.83	21d	1	0.73mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	44d	1	0.85mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	24d	1	0.85mi
30 Cardinal Ave Albany, NY	4.0	1.0	1529	$2,800	$1.83	45d	1	0.92mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	24d	1	0.94mi
35 Parkwood St Albany, NY	2.0	1.0	900	$1,495	$1.66	24d	1	1.02mi
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	24d	1	1.04mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	44d	1	1.09mi
363 Ontario St Albany, NY	1.0–2.0	1.0–2.5	1610	$3,485	$2.16	14d	1	1.13mi
6A Weis Rd Albany, NY	2.0	1.0	900	$1,610	$1.79	14d	1	1.14mi
201 Park Ave Unit 10 Albany, NY	3.0	2.0	1600	$2,100	$1.31	44d	1	1.18mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	1.20mi
673 Myrtle Ave Albany, NY	4.0	1.0	1076	$2,400	$2.23	21d	1	1.23mi
563 New Scotland Ave Albany, NY	2.0	1.0–2.0	931	$3,125	$3.36	14d	37	1.24mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	44d	1	1.25mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	44d	1	1.25mi
98 Mount Hope Dr Albany, NY	2.0	1.5	1200	$2,000	$1.67	14d	1	1.26mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	24d	1	1.29mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	44d	1	1.29mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	24d	1	1.29mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	14d	10	1.29mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	44d	1	1.30mi
364 Madison Ave Albany, NY	2.0	2.0	1150	$1,850	$1.61	21d	1	1.31mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	1.33mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	44d	1	1.33mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	24d	1	1.33mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	1.33mi
341 Madison Ave Albany, NY	2.0	1.0	1000	$1,800	$1.80	14d	1	1.36mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	1.38mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	14d	1	1.39mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	24d	1	1.42mi
58 Elberon Pl Apt 2 Albany, NY	4.0	1.0	1250	$2,200	$1.76	44d	1	1.42mi
475 S Pearl St #3 Albany, NY	4.0	2.0	1200	$1,850	$1.54	14d	1	1.42mi

Listing history 5 events

1. 2026-06-03
   statusdays on market $219,000 Pending 5 DOM
2. 2026-06-02
   days on market $219,000 Active 4 DOM
3. 2026-06-01
   days on market $219,000 Active 3 DOM
4. 2026-05-31
   days on market $219,000 Active 2 DOM
5. 2026-05-29
   listed $219,000 Active

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $2,285 · $190/mo
• Expected delta: +$1,416/yr (+$118/mo · 162.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $24,389
• − Mortgage interest: −$12,267
• − Property taxes: −$870
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − Depreciation: −$6,371
• Taxable loss: −$116
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $3,549/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
• City population: 116,921
• Population (ZIP): 10,754

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 46% Black 23% Hispanic / Latino 19% Asian 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Serbian 1%
• Foreign-born: 18% · Canada, Philippines, South Korea
• Languages at home: 77% English-only · Spanish 13% Other Asian/Pacific 3% Tagalog/Filipino 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: ▼ -24.91%
• Current HPI: 318.0191
• 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

1 event — show timeline

• 2026-05-29 Listed $219,000 Global MLS

Property tax history

-3.4%/yr

Latest (2025): $870 · +2.0% YoY. Source: county tax records.