19 Slingerland St #19 · Albany, NY 12202

$199,000

3 bd · 3.0 ba · 1,142 sqft · SingleFamily · 13 Days on market

Built 1870 1,742 sqft lot Est $182k · 10% over

---

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 +14.9/30.0
• Appreciation +10.0/10.0
• Rent growth +4.7/5.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• ARV discount +3.2/15.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0

Listing remarks

Discover comfort, space, and convenience in this beautiful 3-bedroom, 3-bathroom home located in the heart of Albany. This well-maintained property offers a spacious layout perfect for both everyday living and entertaining. Step inside to find bright, open living areas filled with natural light, a functional kitchen with plenty of cabinet space, and generously sized bedrooms designed for relaxation One of the standout features of this property is the rare 4-car garage, offering abundant space for vehicles, storage, hobbies, or a workshop--perfect for car enthusiasts or anyone needing extra room. Outside, enjoy a private yard ideal for gatherings, gardening, or simply relaxing. Conveniently

Key facts

• Functional kitchen
• 4-car garage
• Private yard

Tags

• 4-CAR GARAGE
• PRIVATE YARD
• FUNCTIONAL KITCHEN
• BRIGHT OPEN LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $59 ($703/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 $181k (8.8% below list).
• Recommended offer: $181k (8.8% below list) — sets the bar for 1% rule.

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 (+8.7%/yr); 58 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).
• This rent runs 41% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,493 (8.8% below list)

Questions for the listing agent

1. Built in 1870 — 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: 0.91% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $181,578
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 W Van Vechten St	0.26mi	3/1.5	1,145 (+0%)	4mo	$215,000	$188	78
2 Sand St	0.07mi	3/1.0	1,252 (+10%)	0mo	$165,000	$132	72
9 O Connell St	0.16mi	2/2.0 (-1)	1,038 (-9%)	2mo	$90,000	$87	67
415 Second Ave	0.59mi	3/1.5	1,168 (+2%)	1mo	$209,000	$179	62
310 Mccarty Ave	0.51mi	2/1.5 (-1)	1,154 (+1%)	4mo	$184,000	$159	60
175 Broad St	0.55mi	3/1.5	1,080 (-5%)	2mo	$150,000	$139	58
15 Wilbur St	0.75mi	3/2.0	1,152 (+1%)	5mo	$175,000	$152	55
326 Mountain St	0.60mi	3/1.5	1,080 (-5%)	4mo	$205,000	$190	54
484 Delaware Ave	0.75mi	2/2.0 (-1)	1,132 (-1%)	2mo	$160,000	$141	53
72 Grandview Ter	0.26mi	4/1.0 (+1)	972 (-15%)	2mo	$226,000	$233	48
167 Southern Blvd	0.57mi	3/2.0	1,277 (+12%)	3mo	$225,000	$176	48
23 Barrows St	0.56mi	3/1.5	1,312 (+15%)	6mo	$198,000	$151	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.18×
• Total profit: $121,729
• Equity at exit: $179,275

10-year hold

• IRR: 25.1%
• Equity multiple: 7.81×
• Total profit: $379,354
• Equity at exit: $386,613

Cash invested: $55,720 (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 12202

• Home prices YoY: 14.3%
• Rents YoY: 8.7%
• Active inventory: 58
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $59

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $196	-5% $127	+0% $59	+5% $-10	+10% $-79
Rent	-10% $-85	-5% $-13	+0% $59	+5% $130	+10% $202
Rate	-1.0pp $159	-0.5pp $109	base $59	+0.5pp $7	+1.0pp $-45

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: $49,750
• Closing costs: $5,970
• 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	44d	1	0.36mi
31 Bertha St Albany, NY	4.0	1.0	1116	$2,000	$1.79	24d	1	0.39mi
132 4th Ave Albany, NY	3.0	1.0	770	$1,800	$2.34	22d	1	0.53mi
475 S Pearl St #3 Albany, NY	4.0	2.0	1200	$1,850	$1.54	22d	1	0.56mi
475 S Pearl St #3 Albany, NY	4.0	2.0	1200	$1,850	$1.54	15d	1	0.56mi
98 Mount Hope Dr Albany, NY	2.0	1.5	1200	$2,000	$1.67	15d	1	0.58mi
86 Hackett Blvd Albany, NY	2.0	1.0	1100	$1,900	$1.73	24d	1	0.64mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	44d	1	0.68mi
502 Second Ave #3 Albany, NY	3.0	1.0	1100	$1,800	$1.64	44d	1	0.69mi
25 Bleecker Pl #1 Albany, NY	2.0	1.0	1150	$1,350	$1.17	45d	1	0.70mi
50 Southern Blvd Albany, NY	3.0	1.0	1200	$1,650	$1.38	15d	1	0.72mi
17 Ash Grove Pl Albany, NY	2.0	1.0	800	$1,400	$1.75	44d	1	0.76mi
103 Grand St Unit 1 Albany, NY	2.0	1.0	800	$1,250	$1.56	15d	1	0.77mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	44d	1	0.79mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	24d	1	0.79mi
364 Madison Ave Albany, NY	2.0	2.0	1150	$1,850	$1.61	22d	1	0.80mi
341 Madison Ave Albany, NY	2.0	1.0	1000	$1,800	$1.80	15d	1	0.81mi
164 Madison Ave Albany, NY	2.0	1.0	1200	$1,500	$1.25	44d	1	0.82mi
151 Madison Ave Unit C Albany, NY	2.0	1.0	750	$1,125	$1.50	24d	1	0.85mi
168 S Pearl St Albany, NY	3.0	1.5	1044	$1,800	$1.72	24d	1	0.85mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	24d	1	0.87mi
31 Van Zandt St Albany, NY	2.0	1.0	850	$1,700	$2.00	44d	1	0.88mi
151 S Pearl St Albany, NY	2.0	1.0	1000	$1,600	$1.60	15d	1	0.88mi
135 Madison Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,400	$1.40	44d	1	0.88mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	44d	1	0.91mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	15d	10	0.95mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	0.97mi
149 Jay St Albany, NY	2.0	1.0	1000	$1,750	$1.75	44d	1	0.97mi
154 Lancaster St Unit 1 Albany, NY	2.0	1.5	1500	$2,200	$1.47	24d	1	1.00mi
155 Chestnut St Albany, NY	2.0	1.0	850	$2,000	$2.35	15d	1	1.10mi
352 State St Albany, NY	2.0	2.0	1143	$2,500	$2.19	24d	1	1.14mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	44d	1	1.17mi
521 Warren St Albany, NY	2.0	1.0	850	$2,300	$2.71	15d	1	1.18mi
52 Grove Ave Albany, NY	4.0	1.0	1200	$2,200	$1.83	22d	1	1.19mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	44d	1	1.19mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	24d	1	1.19mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	24d	1	1.20mi
37 Maiden Ln Albany, NY	2.0	1.0	700	$1,515	$2.16	15d	1	1.23mi
42 Harris Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,600	$1.60	15d	1	1.23mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	15d	17	1.25mi

Listing history 2 events

1. 2026-03-26
   status Pending
2. 2026-03-12
   listed $199,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,779
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$5,789
• Taxable loss: −$2,622
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $1,332/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): 10,166
• Household income: $52,868
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 935.0

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 0.73)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 15% Two or more races 14% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 5%
• Common ancestry: Iranian 2% Romanian 1% Serbian 1%
• Foreign-born: 14% · Canada, Philippines, China
• Languages at home: 80% English-only · Spanish 10% Other Asian/Pacific 4% Arabic 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: ▲ 38.05%
• Current HPI: 303.8939
• Rent YoY: ▲ 8.70%
• 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

2 events — show timeline

• 2026-03-26 Pending — Global MLS
• 2026-03-12 Listed $199,000 Global MLS