13 Sand St · Albany, NY 12209

$165,000

2 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 3 Days on market

Built 1901 2,613 sqft lot Est $212k · 22% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.3/10.0
• 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 MLS

TWO EXTRA LOTS INCLUDED #9 AND #11, ZONED "2 RA" WITH HOUSE ON #13. 1ST FLR LAUNDRY, COULD BE CONVERTED BACK INTO 3 BR. NEEDS TLC, BUT IT'S A NICE STREET, 2 BR OR 3 BR. Good Condition

Key facts

• Two additional lots
• Urban oasis
• Custom plaster work

Tags

• CUSTOM PLASTER WORK
• TWO ADDITIONAL LOTS
• VIBRANT COMMUNITY GARDEN
• HISTORIC ARTISTRY
• URBAN OASIS

Property features AI

Exterior

• Parking: Five parking spaces total; Off-street parking via driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: 150-amp electric service; Public water; Public sewer; Cable available
• Home design: Single-family residence; Fixer condition
• Construction: Stucco exterior; Block foundation; Asphalt roof; Living area approximately 1,334
• Exterior features: Side porch that is covered and enclosed; Outdoor lighting; Shed(s); Partial chain-link fencing; Level lot

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the second level
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Hot water heating (natural gas); Window air conditioning units
• Interior features: High-speed internet available; Built-in features; Screens and blinds on windows
• Laundry & utility: Main-level laundry; Basement with interior entry and Bilco doors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• 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: Delaware Community School (math 12% / reading 22%, grade F, #2,011 of 2,108 statewide, top 96%, 290 students, 81% FRL); Albany High School (math 74% / reading 67%, grade B+, #710 of 1,100 statewide, top 65%, 2,676 students, 69% FRL).
• Market conditions: 47 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $58k; list at $165k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1901 — 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: 1.13% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $212,106
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Sand St	0.03mi	3/1.0 (+1)	1,252 (-6%)	0mo	$165,000	$132	83
1A Providence Pl	0.52mi	3/1.0 (+1)	1,360 (+2%)	6mo	$225,000	$165	62
23 Barrows St	0.51mi	3/1.5 (+1)	1,312 (-2%)	6mo	$198,000	$151	62
1 S Marshall St	0.39mi	3/2.0 (+1)	1,399 (+5%)	7mo	$210,000	$150	59
79 Broad St	0.69mi	3/1.0 (+1)	1,364 (+2%)	2mo	$147,000	$108	57
167 Southern Blvd	0.52mi	3/2.0 (+1)	1,277 (-4%)	3mo	$225,000	$176	57
19 W Van Vechten St	0.21mi	3/1.5 (+1)	1,145 (-14%)	4mo	$215,000	$188	56
317 Mountain St	0.52mi	3/1.0 (+1)	1,240 (-7%)	6mo	$230,000	$185	54
37 Sloan St	0.41mi	3/1.0 (+1)	1,200 (-10%)	6mo	$152,900	$127	54
24 Sparkill Ave	0.70mi	3/1.5 (+1)	1,351 (+1%)	6mo	$170,000	$126	53
310 Mccarty Ave	0.46mi	2/1.5	1,154 (-14%)	4mo	$184,000	$159	50
415 Second Ave	0.55mi	3/1.5 (+1)	1,168 (-12%)	1mo	$209,000	$179	46

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-12,267
• Equity at exit: $24,602

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,202
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$865
• Tax from tax record: −$307 /mo · $3,687/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $226

Break-even live

Break-even rent $1,571

Max offer price $165,000

Occupancy floor 83%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Hurlbut St Albany, NY	3.0	1.0	1209	$2,050	$1.70	43d	1	0.31mi
43 Second Ave Albany, NY	1.0	1.0	900	$1,500	$1.67	43d	1	0.52mi
98 Mount Hope Dr Albany, NY	2.0	1.5	1200	$2,000	$1.67	14d	1	0.60mi
86 Hackett Blvd Albany, NY	2.0	1.0	1100	$1,900	$1.73	23d	1	0.60mi
201 Park Ave Unit 10 Albany, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	0.63mi
502 Second Ave #3 Albany, NY	3.0	1.0	1100	$1,800	$1.64	43d	1	0.64mi
50 Southern Blvd Albany, NY	3.0	1.0	1200	$1,650	$1.38	14d	1	0.67mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	43d	1	0.70mi
25 Bleecker Pl #1 Albany, NY	2.0	1.0	1150	$1,350	$1.17	44d	1	0.74mi
119 Grand St Albany, NY	3.0	1.0	1600	$1,300	$0.81	43d	1	0.79mi
125 Jefferson St Unit 2 Albany, NY	1.0	1.0	1000	$2,045	$2.04	14d	1	0.79mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	43d	1	0.82mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	23d	1	0.82mi
364 Madison Ave Albany, NY	2.0	2.0	1150	$1,850	$1.61	21d	1	0.82mi
341 Madison Ave Albany, NY	2.0	1.0	1000	$1,800	$1.80	14d	1	0.84mi
357 Madison Ave Unit Basement Albany, NY	1.0	1.0	900	$1,550	$1.72	14d	1	0.85mi
164 Madison Ave Albany, NY	2.0	1.0	1200	$1,500	$1.25	43d	1	0.86mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	23d	1	0.88mi
168 S Pearl St Albany, NY	3.0	1.5	1044	$1,800	$1.72	23d	1	0.90mi
366 Hamilton St #2 Albany, NY	1.0	1.0	1400	$1,800	$1.29	14d	1	0.91mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	43d	1	0.92mi
151 S Pearl St Albany, NY	2.0	1.0	1000	$1,600	$1.60	14d	1	0.93mi
135 Madison Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,400	$1.40	43d	1	0.93mi
88 Willett St Albany, NY	3.0	1.0	825	$1,802	$2.18	14d	10	0.96mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	43d	1	0.97mi
149 Jay St Albany, NY	2.0	1.0	1000	$1,750	$1.75	43d	1	1.00mi
154 Lancaster St Unit 1 Albany, NY	2.0	1.5	1500	$2,200	$1.47	23d	1	1.02mi
227 Jay St Albany, NY	2.0	2.0	1710	$2,150	$1.26	43d	1	1.04mi
290 State St #1 Albany, NY	1.0	1.0	1000	$1,600	$1.60	43d	1	1.11mi
326 State St Albany, NY	1.0	1.0	1000	$1,600	$1.60	43d	1	1.14mi
352 State St Albany, NY	2.0	2.0	1143	$2,500	$2.19	23d	1	1.15mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	43d	1	1.16mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	23d	1	1.16mi
138 Washington Ave Albany, NY	1.0	1.0	900	$1,800	$2.00	43d	1	1.17mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	23d	1	1.18mi
42 Harris Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,600	$1.60	14d	1	1.19mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	43d	1	1.19mi
240 Washington Ave Albany, NY	2.0	2.0	1560	$2,450	$1.57	43d	1	1.25mi
31 N Pearl St Albany, NY	1.0	1.0	1000	$1,150	$1.15	43d	1	1.27mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	14d	17	1.29mi

Listing history 4 events

1. 2026-06-18
   days on market $165,000 Active 3 DOM
2. 2026-06-17
   days on market $165,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $165,000 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: $3,687 · $307/mo
• Projected year-2 tax: $3,687 · $307/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $22,284
• − Mortgage interest: −$9,243
• − Property taxes: −$3,687
• − Insurance: −$825
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$4,800
• Taxable income: $164
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,670/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

+164.0% since first listed

4 events — show timeline

• 2026-06-15 Listed $165,000 Global MLS
• 2006-08-04 Sold (MLS) $58,000 Global MLS
• 2006-05-12 Listing Removed — Global MLS
• 2006-02-24 Listed $62,500 Global MLS

Property tax history

+8.9%/yr

Latest (2025): $3,687 · -9.4% YoY. Source: county tax records.