252 Yates St · Albany, NY 12208

$145,900

4 bd · 1.5 ba · 980 sqft · SingleFamily public records · 47 Days on market

Built 1851 2,178 sqft lot Est $131k · 11% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready! Multiple Offers! This bright, refreshed single-family home delivers a new roof, newer furnace, new flooring, and new windows--all the big-ticket items already done. Minutes from Albany Med, St. Peter's, and downtown, it's perfect for anyone who wants convenience and zero hassle. Easy to show and ready to impress! More Pictures to come!

Key facts

• Newer furnace
• New flooring
• New roof

Tags

• NEW ROOF
• NEWER FURNACE
• NEW FLOORING
• NEW WINDOWS
• MINUTES FROM ALBANY MED
• MINUTES FROM ST. PETER'S

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $142k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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 (+5.0%/yr); 99 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $4k 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 + 5.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 24y 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 $75k; list at $146k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1851 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,523 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1851 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.40% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $131,320
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Ontario St	0.59mi	3/1.0 (-1)	935 (-5%)	8mo	$125,350	$134	52
39 Glenwood St	0.66mi	3/1.0 (-1)	952 (-3%)	13mo	$200,000	$210	47
809 Park Ave	0.65mi	4/1.5	1,125 (+15%)	4mo	$262,400	$233	42
368 Elk St	0.64mi	3/1.0 (-1)	1,040 (+6%)	17mo	$77,000	$74	39
52 Lawnridge Ave	0.62mi	3/2.0 (-1)	1,123 (+15%)	2mo	$325,000	$289	38
9 Robin St	0.72mi	3/1.5 (-1)	1,056 (+8%)	16mo	$114,450	$108	35
127 Sherman St	0.66mi	3/1.0 (-1)	1,064 (+9%)	16mo	$48,000	$45	34

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $10,792
• Equity at exit: $21,754

10-year hold

• IRR: 17.9%
• Equity multiple: 2.64×
• Total profit: $66,919
• Equity at exit: $12,615

Cash invested: $40,852 (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 12208

• Home prices YoY: -30.1%
• Rents YoY: 5.0%
• Active inventory: 99
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$765
• Tax from tax record: −$317 /mo · $3,804/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $471

Break-even live

Break-even rent $1,447

Max offer price $145,900

Occupancy floor 72%

Sensitivity live

Price	-10% $554	-5% $513	+0% $471	+5% $430	+10% $389
Rent	-10% $310	-5% $391	+0% $471	+5% $552	+10% $633
Rate	-1.0pp $545	-0.5pp $508	base $471	+0.5pp $434	+1.0pp $395

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	44d	1	0.22mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	0.23mi
673 Myrtle Ave Albany, NY	4.0	1.0	1076	$2,400	$2.23	21d	1	0.30mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	24d	1	0.30mi
184 Quail St Albany, NY	3.0	1.0	618	$1,600	$2.59	44d	1	0.32mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	24d	1	0.32mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	24d	1	0.33mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	24d	1	0.33mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	0.49mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	24d	1	0.63mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	14d	10	0.64mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	44d	1	0.77mi
316 2nd St Albany, NY	3.0	1.0	850	$1,700	$2.00	44d	1	0.87mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	44d	1	0.91mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	24d	1	0.93mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	44d	1	0.95mi
469 Livingston Ave Albany, NY	1.0–3.0	1.0	685	$1,610	$2.35	14d	1	0.96mi
31 Bertha St Albany, NY	4.0	1.0	1116	$2,000	$1.79	24d	1	1.20mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	14d	1	1.22mi
502 Second Ave #3 Albany, NY	3.0	1.0	1100	$1,800	$1.64	44d	1	1.28mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	44d	1	1.37mi

Listing history 33 events

1. 2026-03-19
   status Pending
2. 2026-03-09
   status Active
3. 2026-02-27
   status Pending
4. 2026-01-21
   listed $145,900 Active
5. 2025-07-22
   historical
6. 2025-07-15
   listed $170,000 Active
7. 2023-10-01
   historical
8. 2023-08-23
   listed $149,000 Active
9. 2020-12-30
   historical
10. 2020-01-23
    status Extended
11. 2019-12-31
    historical
12. 2019-05-06
    status Extended
13. 2019-05-01
    historical
14. 2019-05-01
    price $149,900
15. 2018-05-01
    listed $125,000 New
16. 2018-01-01
    historical
17. 2017-06-14
    price $110,000
18. 2016-10-31
    listed $120,000 New
19. 2016-09-08
    historical
20. 2016-05-12
    listed $120,000 New
21. 2016-04-13
    historical
22. 2015-10-19
    listed $120,000 Active
23. 2015-10-06
    soldstatus $75,000
24. 2015-09-29
    soldstatus $75,000 Closed (Final Sale)
25. 2015-07-16
    historical
26. 2015-06-23
    listed $82,900
27. 2005-08-18
    soldstatus $75,000
28. 2005-08-05
    soldstatus $75,000
29. 2005-06-06
    historical
30. 2005-06-03
    listed $75,000
31. 2003-01-09
    soldstatus $35,000
32. 2002-12-20
    soldstatus $35,000
33. 2002-02-27
    listed $39,000

ⓘ 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: $3,804 · $317/mo
• Projected year-2 tax: $3,804 · $317/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 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: $24,520
• − Mortgage interest: −$8,173
• − Property taxes: −$3,804
• − Insurance: −$730
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$4,244
• Taxable income: $3,646
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $4,781/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): 23,289
• Household income: $70,413
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1952.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 12% Asian 10% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Italian 3% Scotch-Irish 3%
• Foreign-born: 16% · Canada, China, Philippines
• Languages at home: 83% English-only · Other Indo-European 4% Other Asian/Pacific 3% French/Haitian/Cajun 2%

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: ▼ -120.46%
• Current HPI: 279.716
• Rent YoY: ▲ 5.05%
• 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

+274.1% since first listed

33 events — show timeline

• 2026-03-19 Pending — Global MLS
• 2026-03-09 Relisted — Global MLS
• 2026-02-27 Pending — Global MLS
• 2026-01-21 Listed $145,900 Global MLS
• 2025-07-22 Listing Removed — Global MLS
• 2025-07-15 Listed $170,000 Global MLS
• 2023-10-01 Listing Removed — Global MLS
• 2023-08-23 Listed $149,000 Global MLS
• 2020-12-30 Listing Removed — Global MLS
• 2020-01-23 Relisted — Global MLS
• 2019-12-31 Listing Removed — Global MLS
• 2019-05-06 Relisted — Global MLS
• 2019-05-01 Listing Removed — Global MLS
• 2019-05-01 Price Changed $149,900 Global MLS
• 2018-05-01 Listed $125,000 Global MLS
• 2018-01-01 Listing Removed — Global MLS
• 2017-06-14 Price Changed $110,000 Global MLS
• 2016-10-31 Listed $120,000 Global MLS
• 2016-09-08 Listing Removed — Global MLS
• 2016-05-12 Listed $120,000 Global MLS
• 2016-04-13 Listing Removed — Global MLS
• 2015-10-19 Listed $120,000 Global MLS
• 2015-10-06 Sold (Public Records) $75,000 Public Records
• 2015-09-29 Sold (MLS) $75,000 Global MLS
• 2015-07-16 Listing Removed — Global MLS
• 2015-06-23 Listed $82,900 Global MLS
• 2005-08-18 Sold (Public Records) $75,000 Public Records
• 2005-08-05 Sold (MLS) $75,000 Global MLS
• 2005-06-06 Listing Removed — Global MLS
• 2005-06-03 Listed $75,000 Global MLS
• 2003-01-09 Sold (MLS) $35,000 Global MLS
• 2002-12-20 Sold (Public Records) $35,000 Public Records
• 2002-02-27 Listed $39,000 Global MLS

Property tax history

+4.1%/yr

Latest (2025): $3,804 · +2.4% YoY. Source: county tax records.