236 Quail St

Albany, NY 12203

$245,000D+

5 bd · 2.0 ba · 2,124 sqft · Built 1915 · MultiFamily · Active · 62 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,300/mo
• Mortgage (P&I): −$1,285
• Tax + insurance: −$602
• HOA: −$0
• Vac / Maint / Mgmt: −$483
• Net cashflow: $-70/mo
• Annual: $-843/yr
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• 1% rule: 0.94%
• Cash to close: $68,600

Investor read

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $245k. Condition is rated fair.
• At list price, monthly cash flow is $-70 ($-843/yr) — negative. Per door: $-35/mo.
• To cash-flow at today's rent, offer at most $233k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (6.1% below list).
• It's been on market 62 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $230k (6.1% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 264 active listings in the ZIP; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 8 sale attempts since 12y 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 $178k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.
• This rent per unit is only 17% of the median local income ($83k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Questions for listing agent

• 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?
• It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
• Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
• What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.

Repairs flagged (vision-AI assessment)

• Minor: Kitchen appliances — Older appliances may need replacement or repair.
• Minor: Bathroom fixtures — Standard fixtures may need updating or replacement.
• Moderate: Exterior siding — Siding shows wear and tear, indicating potential need for repair or replacement.
• Moderate: Flooring — Hardwood flooring appears worn and may need refinishing or replacement.
• Minor: Paint — Paint appears faded in some areas, indicating a need for touch-ups or repainting.
• Minor: Windows — Some windows may need new hardware or weatherstripping.