313 1st St · Albany, NY 12206

$260,000

6 bd · 3.0 ba · 2,100 sqft · MultiFamily public records · 15 Days on market

Built 1920 2,613 sqft lot Est $242k · 8% over

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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 +4.1/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

This is a Fannie Mae Homepath property and is a legal 2 family with 2 spacious bedroom, eat in kitchen, open living room, full bathroom and back porch for each unit. Large yard and newer siding. EZ to see! Fair Condition

Key facts

• Triplex property
• Off-street parking
• 2,613 sq ft lot

Tags

• TRIPLEX PROPERTY
• THREE MAINTAINED UNITS
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: 3 total units; Tenants pay heat and electricity

Exterior

• Utilities: Public water; Public sewer
• Home design: Triplex
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; 0.06-acre lot

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms; Unit 3: 1 bedroom
• Flooring: Laminate
• Bathrooms: 3 full bathrooms total (one in basement, one on 1st floor, one on 2nd floor); Unit 1: 1 full bath; Unit 2: 1 full bath; Unit 3: 1 full bath
• Heating & cooling: Electric heating
• Interior features: Laminate flooring; Basement apartment

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive. Per door: $603/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $256k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.6% 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.
• 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 (+5.4%/yr); 89 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $8k 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 $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $175k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $256,100 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.74% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.83%
• DSCR: 2.33
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $241,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
337 3rd St	0.18mi	6/2.0	2,058 (-2%)	1mo	$160,000	$78	83
351 2nd St	0.16mi	6/2.0	2,056 (-2%)	3mo	$184,002	$89	82
184 N Lake Ave	0.27mi	6/2.0	1,974 (-6%)	1mo	$195,000	$99	72
97 Lark St	0.33mi	6/3.0	2,214 (+5%)	4mo	$259,000	$117	72
10 Wilkins Ave	0.22mi	6/2.0	2,294 (+9%)	1mo	$280,000	$122	69
18.5 Dudley Hts	0.44mi	6/2.0	2,200 (+5%)	0mo	$289,900	$132	67
9 Pennsylvania Ave	0.26mi	5/2.0 (-1)	1,960 (-7%)	4mo	$225,000	$115	65
391 Washington Ave	0.35mi	7/4.0 (+1)	2,217 (+6%)	5mo	$350,000	$158	61
446 1st St	0.29mi	6/2.0	1,848 (-12%)	1mo	$160,000	$87	61
189 Elk St	0.40mi	6/2.0	1,880 (-10%)	2mo	$89,900	$48	58
184 Quail St	0.65mi	6/3.0	1,853 (-12%)	4mo	$231,000	$125	47
24 Kent St	0.73mi	6/2.0	2,364 (+13%)	5mo	$210,000	$89	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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.16×
• Total profit: $84,239
• Equity at exit: $38,767

10-year hold

• IRR: 36.0%
• Equity multiple: 4.70×
• Total profit: $269,577
• Equity at exit: $22,480

Cash invested: $72,800 (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: 14.4×

Monthly cashflow live

• Estimated rent: $4,526 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$294 /mo · $3,526/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$950
• Net cashflow: $1,810

Break-even live

Break-even rent $2,235

Max offer price $260,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,957	-5% $1,883	+0% $1,810	+5% $1,736	+10% $1,663
Rent	-10% $1,452	-5% $1,631	+0% $1,810	+5% $1,989	+10% $2,167
Rate	-1.0pp $1,941	-0.5pp $1,876	base $1,810	+0.5pp $1,743	+1.0pp $1,674

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,527
Total (3 units)			$4,526

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $260,000 Active 15 DOM
2. 2026-06-17
   days on market $260,000 Active 14 DOM
3. 2026-06-16
   days on market $260,000 Active 13 DOM
4. 2026-06-15
   days on market $260,000 Active 12 DOM
5. 2026-06-14
   days on market $260,000 Active 10 DOM
6. 2026-06-10
   days on market $260,000 Active 7 DOM
7. 2026-06-08
   days on market $260,000 Active 5 DOM
8. 2026-06-07
   days on market $260,000 Active 4 DOM
9. 2026-06-03
   remarks 699-char remark
10. 2026-06-03
    listed $260,000 Active 1 DOM

ⓘ 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: $3,526 · $294/mo
• Projected year-2 tax: $3,960 · $330/mo
• Expected delta: +$434/yr (+$36/mo · 12.3%)

ⓘ 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 1/10 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: $54,312
• − Mortgage interest: −$14,564
• − Property taxes: −$3,526
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,345
• − Management: −$4,345
• − Depreciation: −$7,564
• Taxable income: $18,668
• Est. tax owed @ 24.0%: −$4,480
• After-tax cash flow: $17,238/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

+411.1% since first listed

11 events — show timeline

• 2026-06-03 Listed $260,000 Global MLS
• 2022-06-01 Sold (Public Records) $175,000 Public Records
• 2017-09-27 Sold (MLS) $17,000 Global MLS
• 2017-09-07 Pending — Global MLS
• 2017-07-25 Price Changed $19,900 Global MLS
• 2017-06-23 Listed $22,000 Global MLS
• 2002-12-27 Sold (Public Records) $85,000 Public Records
• 2001-11-09 Sold (MLS) $18,000 Global MLS
• 2001-11-08 Listing Removed — Global MLS
• 2001-09-18 Listed $57,900 Global MLS
• 2001-08-02 Sold (Public Records) $50,866 Public Records

Property tax history

-1.8%/yr

Latest (2025): $3,526 · +8.3% YoY. Source: county tax records.