21 Moore St · Albany, NY 12202

$169,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 22 Days on market

Built 1947 1,742 sqft lot $189/sqft · at area comps Est $164k · at est.

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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 +23.0/30.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• ARV discount +5.9/15.0
• 1% rule +5.1/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Estate sale with updates- Newly updated bathroom and updated kitchen floor already done. As-is property with remaining TLC needed—great opportunity for investors.

Key facts

• Spacious kitchen
• Private space
• Fenced-in yard

Tags

• FENCED-IN YARD
• SPACIOUS KITCHEN
• PRIVATE SPACE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Approximately 900 living area
• Construction: Vinyl siding
• Exterior features: Back yard fencing

Interior

• Kitchen: Gas oven; Range hood; Refrigerator
• Bedrooms: Three first-floor bedrooms
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Natural gas heating
• Interior features: 5 total rooms; Interior entry basement; Unfinished basement
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.

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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $82k; list at $170k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — 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: 1.01% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (median comp): $164,157
• List price: $169,900
• Delta: 3.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Grandview Ter	0.15mi	2/1.0 (-1)	902 (+0%)	14mo	$150,000	$166	76
227 2nd Ave	0.14mi	2/1.5 (-1)	827 (-8%)	1mo	$127,500	$154	72
72 Grandview Ter	0.17mi	4/1.0 (+1)	972 (+8%)	2mo	$226,000	$233	72
12 S Bertha St	0.47mi	2/1.0 (-1)	960 (+7%)	19mo	$220,000	$229	47
40.5 Trinity Pl	0.71mi	2/1.0 (-1)	824 (-8%)	2mo	$75,000	$91	46

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: 31.8%
• Equity multiple: 3.54×
• Total profit: $120,881
• Equity at exit: $153,059

10-year hold

• IRR: 29.0%
• Equity multiple: 8.64×
• Total profit: $363,290
• Equity at exit: $330,078

Cash invested: $47,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$891
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $303

Break-even live

Break-even rent $1,340

Max offer price $169,900

Occupancy floor 77%

Sensitivity live

Price	-10% $399	-5% $351	+0% $303	+5% $255	+10% $207
Rent	-10% $167	-5% $235	+0% $303	+5% $371	+10% $439
Rate	-1.0pp $388	-0.5pp $346	base $303	+0.5pp $259	+1.0pp $214

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 W Van Vechten St Albany, NY	2.0	1.0	640	$1,100	$1.72	44d	1	0.33mi
31 Bertha St Albany, NY	4.0	1.0	1116	$2,000	$1.79	24d	1	0.44mi
132 4th Ave Albany, NY	3.0	1.0	770	$1,800	$2.34	22d	1	0.48mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	44d	1	0.65mi
86 Hackett Blvd Albany, NY	2.0	1.0	1100	$1,900	$1.73	24d	1	0.69mi
17 Ash Grove Pl Albany, NY	2.0	1.0	800	$1,400	$1.75	44d	1	0.71mi
103 Grand St Unit 1 Albany, NY	2.0	1.0	800	$1,250	$1.56	15d	1	0.73mi
502 Second Ave #3 Albany, NY	3.0	1.0	1100	$1,800	$1.64	44d	1	0.74mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	44d	1	0.77mi
341 Madison Ave Albany, NY	2.0	1.0	1000	$1,800	$1.80	15d	1	0.79mi
168 S Pearl St Albany, NY	3.0	1.5	1044	$1,800	$1.72	24d	1	0.81mi
151 Madison Ave Unit C Albany, NY	2.0	1.0	750	$1,125	$1.50	24d	1	0.81mi
151 S Pearl St Albany, NY	2.0	1.0	1000	$1,600	$1.60	15d	1	0.83mi
31 Van Zandt St Albany, NY	2.0	1.0	850	$1,700	$2.00	44d	1	0.83mi
135 Madison Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,400	$1.40	44d	1	0.84mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	24d	1	0.86mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	44d	1	0.90mi
156 Jay St Albany, NY	2.0	1.0	600	$1,200	$2.00	44d	1	0.94mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	15d	10	0.94mi
149 Jay St Albany, NY	2.0	1.0	1000	$1,750	$1.75	44d	1	0.95mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	0.97mi
155 Chestnut St Albany, NY	2.0	1.0	850	$2,000	$2.35	15d	1	1.08mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	44d	1	1.16mi
37 Maiden Ln Albany, NY	2.0	1.0	700	$1,515	$2.16	15d	1	1.19mi
521 Warren St Albany, NY	2.0	1.0	850	$2,300	$2.71	15d	1	1.20mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	15d	17	1.21mi
42 Harris Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,600	$1.60	15d	1	1.27mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	24d	1	1.36mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	44d	1	1.37mi
99 New Broadway Rensselaer, NY	2.0	1.0–2.0	946	$2,495	$2.64	15d	5	1.39mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	22d	1	1.41mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	15d	1	1.41mi
800 Madison Ave Albany, NY	1.0–2.0	1.0	800	$1,650	$2.06	15d	2	1.44mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	44d	1	1.49mi
363 Ontario St Albany, NY	1.0–2.0	1.0–2.5	1610	$3,485	$2.16	15d	1	1.50mi
180 Western Ave Unit 1st Floor Albany, NY	2.0	1.0	900	$1,550	$1.72	44d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $169,900 Active 22 DOM
2. 2026-06-17
   days on market $169,900 Active 21 DOM
3. 2026-06-16
   days on market $169,900 Active 20 DOM
4. 2026-06-15
   price $169,900 Active 19 DOM
5. 2026-06-15
   days on market $174,900 Active 19 DOM
6. 2026-06-14
   days on market $174,900 Active 17 DOM
7. 2026-06-10
   days on market $174,900 Active 14 DOM
8. 2026-06-08
   days on market $174,900 Active 12 DOM
9. 2026-06-07
   pricestatusdays on market $174,900 Active 11 DOM
10. 2026-05-09
    status Pending 767-char remark
11. 2026-05-01
    listed $169,000 Active 767-char remark
12. 2026-03-27
    soldstatus $82,500
13. 2026-03-06
    soldstatus $82,500 Closed 168-char remark

    Show marketing remark (168 chars)

    Estate sale with updates- Newly updated bathroom and updated kitchen floor already done. As-is property with remaining TLC needed—great opportunity for investors.

14. 2026-01-08
    status Pending 168-char remark

    Show marketing remark (168 chars)

    Estate sale with updates- Newly updated bathroom and updated kitchen floor already done. As-is property with remaining TLC needed—great opportunity for investors.

15. 2025-12-31
    listed $74,900 Active 168-char remark

    Show marketing remark (168 chars)

    Estate sale with updates- Newly updated bathroom and updated kitchen floor already done. As-is property with remaining TLC needed—great opportunity for investors.

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $2,019 · $168/mo
• Expected delta: +$852/yr (+$71/mo · 73.0%)

ⓘ 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 2/10 Low
• 🌡 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: $20,685
• − Mortgage interest: −$9,517
• − Property taxes: −$1,167
• − Insurance: −$850
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$4,943
• Taxable income: $900
• Est. tax owed @ 24.0%: −$216
• After-tax cash flow: $3,417/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

+126.8% since first listed

9 events — show timeline

• 2026-06-15 Price Changed $169,900 Global MLS
• 2026-06-04 Price Changed $174,900 Global MLS
• 2026-06-04 Relisted — Global MLS
• 2026-05-09 Pending — Global MLS
• 2026-05-01 Listed $169,000 Global MLS
• 2026-03-27 Sold (Public Records) $82,500 Public Records
• 2026-03-06 Sold (MLS) $82,500 Global MLS
• 2026-01-08 Pending — Global MLS
• 2025-12-31 Listed $74,900 Global MLS

Property tax history

+6.5%/yr

Latest (2025): $1,167 · +129.2% YoY. Source: county tax records.