2 Maple Ter · Albany, NY 12054

$299,900

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 3 Days on market

Built 1940 9,583 sqft lot Est $338k · 11% under

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Why this score? — see what drove the D+ 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 +13.4/30.0
• ARV discount +12.6/15.0
• Schools +6.5/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Smart buyers don't just buy the house, they buy the location, and this home is located less than a mile to the 4 corners of Delmar where you can grab a bite at Pastina, Stacked, and the Perfect Blend, do some shopping at the 5th Corner, stop into the library or the town hall playground, is located in the top ranked Bethlehem school district and you're only 15 minutes to all the amenities and attractions downtown Albany has to offer And when that home has been recently updated with stainless steel appliances, granite countertops, an island, newer flooring in the kitchen and primary bedroom, refinished wood flooring throughout, has a newer combi on demand heat and hot water unit, features a c

Key facts

• Covered front porch
• 3 season room
• Granite countertops

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• COVERED FRONT PORCH
• 3 SEASON ROOM
• DOWERS KILL RUNNING BEHIND

Property features AI

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Circuit breaker electric; Public sewer; Public water; Cable available
• Home design: Single family residence; Block foundation; Vinyl siding construction
• Construction: Shingle/asphalt roof
• Exterior features: Rear porch; Covered porch; Enclosed porch; Patio; Paved driveway; Exterior lighting; Privacy fencing

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Tankless water heater
• Bedrooms: Primary bedroom (first level); Bedroom (first level); Bedroom (first level)
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom (first level)
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas heating; Window unit(s) for cooling
• Interior features: High speed internet; Sliding doors; Storm door(s); Double pane windows
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $8 ($90/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 $260k (13.2% below list).
• Recommended offer: $260k (13.2% 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.
• Bethlehem Central School District (suburban): math 70% / reading 74% proficiency, ranked #90 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Bethlehem Central Middle School (math 50% / reading 69%, grade B, #161 of 729 statewide, top 24%, 923 students, 14% FRL); Bethlehem Central Senior High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 1,364 students, 13% FRL).
• Market conditions: 70 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $9k 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,184 (13.2% below list)

Questions for the listing agent

1. Built in 1940 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $338,122
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Mcmillen Pl	0.24mi	3/1.0	1,026 (-11%)	3mo	$345,000	$336	68
532 Wayne Pl	0.38mi	3/2.5	1,232 (+7%)	6mo	$395,000	$321	60
11 Maple Ter	0.05mi	3/3.0	1,312 (+14%)	13mo	$385,000	$293	56
135 Cherry Ave	0.48mi	2/1.5 (-1)	1,220 (+6%)	7mo	$342,500	$281	55
20 Gardner Ter	0.46mi	2/1.0 (-1)	1,040 (-10%)	5mo	$265,000	$255	53
481 Huron Rd	0.27mi	4/2.5 (+1)	1,302 (+13%)	5mo	$475,000	$365	51
19 Orchard St	0.64mi	3/1.0	1,248 (+8%)	7mo	$295,000	$236	50
375 Wellington Rd	0.57mi	3/1.5	1,240 (+8%)	12mo	$355,000	$286	49
4 Albright Pl	0.53mi	2/1.5 (-1)	1,045 (-9%)	9mo	$280,000	$268	45
131 Marlboro Rd	0.70mi	3/1.5	1,280 (+11%)	12mo	$429,000	$335	37
18 Evelyn Dr	0.66mi	3/1.0	1,062 (-8%)	23mo	$363,000	$342	36
74 Hudson Ave	0.74mi	2/1.0 (-1)	1,263 (+9%)	21mo	$325,000	$257	27

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-48,094
• Equity at exit: $44,716

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-41,164
• Equity at exit: $25,930

Cash invested: $83,972 (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 12054

• Active inventory: 70
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,602 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$350 /mo · $4,203/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $8

Break-even live

Break-even rent $2,592

Max offer price $299,900

Occupancy floor 95%

Sensitivity live

Price	-10% $177	-5% $92	+0% $8	+5% $-77	+10% $-162
Rent	-10% $-198	-5% $-95	+0% $8	+5% $110	+10% $213
Rate	-1.0pp $159	-0.5pp $84	base $8	+0.5pp $-70	+1.0pp $-149

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 Dawson Rd Delmar, NY	2.0	1.5	1150	$2,600	$2.26	16d	1	0.37mi
101 Cherry Ave Delmar, NY	1.0–2.0	1.0–2.0	925	$1,769	$1.91	16d	1	0.56mi

Listing history 3 events

1. 2026-06-22
   days on market $299,900 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $299,900 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: $4,203 · $350/mo
• Projected year-2 tax: $4,636 · $386/mo
• Expected delta: +$433/yr (+$36/mo · 10.3%)

ⓘ 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 ≥98°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: $31,222
• − Mortgage interest: −$16,799
• − Property taxes: −$4,203
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,498
• − Management: −$2,498
• − Depreciation: −$8,724
• Taxable loss: −$5,000
• Est. tax savings @ 24.0%: +$1,200
• After-tax cash flow: $1,290/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: Bethlehem Central School District
• NCES district ID: 3604710
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 74% ▲ 7.00%
• Median HH income: $94,967
• Composite: 65.31/100
• National rank: #488
• State rank: #90 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

• County: Albany County · 196,626 people
• City population: 116,921
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,436
• Household income: $129,583
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 410.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Other Asian/Pacific 2% German/W. Germanic 1% Other Indo-European 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: ▼ -295.31%
• Current HPI: 286.6343
• Rent YoY: —
• 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

1 event — show timeline

• 2026-06-18 Listed $299,900 Global MLS

Property tax history

+5.8%/yr

Latest (2025): $4,203 · +3.0% YoY. Source: county tax records.