281 Sherman St · Albany, NY 12206

$144,999

6 bd · 2.0 ba · 2,290 sqft · MultiFamily public records · 211 Days on market

Built 1926 Fair condition 1,742 sqft lot $63/sqft · 41% below area Est $244k · 41% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.8/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located in the heart of Albany, this solid 2 family is perfect for new investors or someone looking to add to their portfolio. Each spacious unit has 3 bedrooms and 1 full bath and offers many opportunities for updates. Don't miss the chance to make this investment yours and increase it's value!

Key facts

• 1,742 sq ft lot
• Built 1926
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $145k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $876/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 5.9% 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.
• Market conditions: Rents rising fast (+5.4%/yr); 146 active listings in the ZIP; lower-income renter base — watch delinquency; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $1,790/mo per unit this rent would consume 52% of the median local household income ($42k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 + 5.4% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $145k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.47% ✓
• Cap rate: 20.79%
• Cash-on-cash: 51.78%
• DSCR: 3.30
• GRM: 3.4

CMA / ARV

• ARV (median comp): $243,725
• List price: $144,999
• Delta: -40.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Elk St	0.04mi	6/2.0	2,238 (-2%)	1mo	$160,000	$71	93
27 N Lake Ave	0.24mi	6/2.0	2,364 (+3%)	2mo	$321,000	$136	82
10 Wilkins Ave	0.48mi	6/2.0	2,294 (+0%)	4mo	$280,000	$122	74
534 1st St	0.23mi	6/2.0	2,464 (+8%)	4mo	$175,000	$71	74
337 3rd St	0.34mi	6/2.0	2,058 (-10%)	4mo	$160,000	$78	64
637 Myrtle Ave	0.73mi	6/2.0	2,296 (+0%)	3mo	$315,000	$137	63
189-B Quail St	0.36mi	6/2.0	2,512 (+10%)	6mo	$185,000	$74	62
184 N Lake Ave	0.25mi	6/2.0	1,974 (-14%)	4mo	$195,000	$99	62
99 Lark St	0.64mi	6/3.0	2,214 (-3%)	2mo	$270,000	$122	59
579 Washington Ave	0.39mi	6/2.0	2,624 (+15%)	0mo	$315,000	$120	57
362 Clinton Ave	0.46mi	7/4.0 (+1)	2,490 (+9%)	5mo	$270,000	$108	47
538 Myrtle Ave	0.72mi	5/5.0 (-1)	2,216 (-3%)	5mo	$410,000	$185	40

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 3.39×
• Total profit: $96,918
• Equity at exit: $21,620

10-year hold

• IRR: 58.7%
• Equity multiple: 7.55×
• Total profit: $266,114
• Equity at exit: $12,537

Cash invested: $40,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 34 active · 50 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $265,000 ($122/sqft)
• Median days on market: 36 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -12.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12206

• Home prices YoY: -9.9%
• Rents YoY: 5.4%
• Active inventory: 146
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $3,580 high
• Mortgage (P&I): −$760
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $1,752

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,580
Total (2 units)			$3,580

Break-even live

Break-even rent $1,362

Max offer price $144,999

Occupancy floor 46%

Sensitivity live

Price	-10% $1,834	-5% $1,793	+0% $1,752	+5% $1,711	+10% $1,670
Rent	-10% $1,469	-5% $1,610	+0% $1,752	+5% $1,893	+10% $2,035
Rate	-1.0pp $1,825	-0.5pp $1,789	base $1,752	+0.5pp $1,714	+1.0pp $1,676

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 Sherman St Unit 3A Albany, NY	2.0	1.5	—	$1,500	—	139d	1	0.09mi
2 Benson St #1 Albany, NY	4.0	1.0	—	$1,650	—	6d	1	0.22mi
484 Washington Ave Unit 2 Albany, NY	2.0	1.0	—	$1,100	—	139d	1	0.22mi
460 Washington Ave Albany, NY	2.0	1.0	950	$1,650	$1.74	119d	1	0.22mi
498 Washington Ave Fl 2 Albany, NY	4.0	1.0	—	$1,500	—	116d	1	0.23mi
498 Washington Ave Fl 1 Albany, NY	2.0	1.0	—	$1,295	—	119d	1	0.23mi
23 Benson St Albany, NY	2.0	1.0	720	$1,350	$1.88	62d	1	0.24mi
356 2nd St Albany, NY	3.0	1.0	1350	$1,350	$1.00	6d	1	0.26mi
27 N Lake Ave Unit 2 Albany, NY	3.0	1.0	—	$1,595	—	6d	1	0.26mi
469 Clinton Ave Apt 2 Albany, NY	2.0	1.0	840	$1,250	$1.49	6d	1	0.27mi
418 Sheridan Ave Albany, NY	3.0	2.0	1200	$1,100	$0.92	62d	1	0.27mi
88 Ontario St Unit 1 Albany, NY	3.0	1.0	—	$1,350	—	119d	1	0.29mi
474 3rd St Albany, NY	2.0	1.0	1000	$1,550	$1.55	6d	1	0.29mi
1 Kent St Unit 1 Albany, NY	4.0	1.0	—	$2,000	—	139d	1	0.30mi
662 State St Unit 1 Albany, NY	4.0	1.0	1000	$1,595	$1.59	6d	1	0.31mi
662 State St #2 Albany, NY	4.0	1.0	1000	$1,685	$1.69	6d	1	0.31mi
260 Bradford St Unit 105 Albany, NY	2.0	1.0	745	$1,500	$2.01	119d	1	0.31mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	119d	1	0.31mi
154 Spring St Albany, NY	3.0	1.0	944	$1,650	$1.75	6d	1	0.31mi
154 Spring St Albany, NY	3.0	1.0	2500	$1,695	$0.68	139d	1	0.31mi
147 Western Ave Albany, NY	3.0	1.0	1428	$1,800	$1.26	109d	1	0.31mi
171 Quail St Albany, NY	4.0	1.0	—	$2,200	—	6d	1	0.32mi
171 Quail St Albany, NY	4.0	1.0	—	$2,400	—	139d	1	0.32mi
400 Central Ave Albany, NY	2.0	1.0	675	$1,591	$2.36	139d	11	0.33mi
469 Livingston Ave Albany, NY	1.0–3.0	1.0	685	$1,610	$2.35	6d	3	0.33mi
684 State St #2 Albany, NY	3.0	1.0	—	$1,500	—	6d	1	0.33mi
335 3rd St Albany, NY	3.0	1.0	1029	$1,600	$1.55	6d	1	0.34mi
316 2nd St Albany, NY	3.0	1.0	850	$1,700	$2.00	139d	1	0.34mi
188 Spring St Unit 2 Albany, NY	2.0	1.0	1200	$1,475	$1.23	139d	1	0.34mi
690 State St Unit 1 Albany, NY	3.0	1.0	1100	$1,500	$1.36	62d	1	0.34mi
184 Quail St Albany, NY	3.0	1.0	618	$1,600	$2.59	139d	1	0.34mi
19 Kent St Albany, NY	4.0	1.5	1862	$2,400	$1.29	6d	1	0.34mi
59 Ontario St Unit 2nd Floor Albany, NY	4.0	1.0	—	$1,795	—	6d	1	0.35mi
152 Western Ave Unit 1 Albany, NY	3.0	1.0	1100	$2,000	$1.82	62d	1	0.35mi
711 State St Albany, NY	3.0	1.0	—	$1,800	—	139d	1	0.35mi
423 Clinton Ave Albany, NY	2.0	1.0	800	$1,500	$1.88	62d	1	0.36mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$1,895	$1.49	62d	1	0.36mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$2,000	$1.57	139d	1	0.36mi
6 S Lake Ave Albany, NY	2.0	1.0	—	$1,300	—	6d	1	0.36mi
178 Western Ave Unit 3 Albany, NY	3.0	1.0	1500	$1,725	$1.15	109d	1	0.36mi

Listing history 50 events

1. 2026-09-05
   days on market $144,999 Active 211 DOM
2. 2026-09-04
   days on market $144,999 Active 210 DOM
3. 2026-09-03
   remarks 342-char remark
4. 2026-09-03
   pricedays on market $144,999 Active 209 DOM
5. 2026-08-31
   days on market $149,999 Active 206 DOM
6. 2026-08-30
   days on market $149,999 Active 205 DOM
7. 2026-08-29
   days on market $149,999 Active 204 DOM
8. 2026-08-28
   days on market $149,999 Active 203 DOM
9. 2026-08-27
   days on market $149,999 Active 202 DOM
10. 2026-08-26
    days on market $149,999 Active 201 DOM
11. 2026-08-25
    days on market $149,999 Active 200 DOM
12. 2026-08-24
    days on market $149,999 Active 199 DOM
13. 2026-08-23
    days on market $149,999 Active 198 DOM
14. 2026-08-22
    days on market $149,999 Active 197 DOM
15. 2026-08-21
    days on market $149,999 Active 196 DOM
16. 2026-08-20
    days on market $149,999 Active 195 DOM
17. 2026-08-19
    days on market $149,999 Active 194 DOM
18. 2026-08-18
    days on market $149,999 Active 193 DOM
19. 2026-08-17
    days on market $149,999 Active 192 DOM
20. 2026-08-16
    days on market $149,999 Active 191 DOM
21. 2026-08-15
    days on market $149,999 Active 190 DOM
22. 2026-08-15
    days on market $149,999 Active 189 DOM
23. 2026-08-13
    days on market $149,999 Active 188 DOM
24. 2026-08-12
    days on market $149,999 Active 187 DOM
25. 2026-08-11
    days on market $149,999 Active 186 DOM
26. 2026-08-10
    days on market $149,999 Active 185 DOM
27. 2026-08-09
    days on market $149,999 Active 184 DOM
28. 2026-08-08
    days on market $149,999 Active 183 DOM
29. 2026-08-07
    days on market $149,999 Active 182 DOM
30. 2026-08-06
    days on market $149,999 Active 181 DOM
31. 2026-08-05
    days on market $149,999 Active 180 DOM
32. 2026-08-04
    days on market $149,999 Active 179 DOM
33. 2026-08-03
    days on market $149,999 Active 178 DOM
34. 2026-07-31
    days on market $149,999 Active 175 DOM
35. 2026-07-29
    days on market $149,999 Active 173 DOM
36. 2026-07-27
    days on market $149,999 Active 171 DOM
37. 2026-07-25
    days on market $149,999 Active 169 DOM
38. 2026-07-24
    days on market $149,999 Active 168 DOM
39. 2026-07-23
    days on market $149,999 Active 167 DOM
40. 2026-07-22
    days on market $149,999 Active 166 DOM
41. 2026-07-21
    days on market $149,999 Active 165 DOM
42. 2026-07-18
    days on market $149,999 Active 162 DOM
43. 2026-07-16
    days on market $149,999 Active 160 DOM
44. 2026-07-16
    days on market $149,999 Active 159 DOM
45. 2026-07-14
    days on market $149,999 Active 158 DOM
46. 2026-07-14
    days on market $149,999 Active 157 DOM
47. 2026-07-12
    days on market $149,999 Active 156 DOM
48. 2026-07-11
    days on market $149,999 Active 155 DOM
49. 2026-07-10
    days on market $149,999 Active 154 DOM
50. 2026-07-09
    days on market $149,999 Active 153 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 · 17 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: $42,960
• − Mortgage interest: −$8,122
• − Property taxes: −$3,067
• − Insurance: −$725
• − Repairs & maintenance: −$3,437
• − Management: −$3,437
• − Depreciation: −$4,218
• Taxable income: $19,954
• Est. tax owed @ 24.0%: −$4,789
• After-tax cash flow: $16,233/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $57,250–$103,050 screening

This 2-family property requires significant updates to its interior and exterior, including painting, flooring replacement, and kitchen and bathroom upgrades. These improvements would significantly increase its resale and rental value.

Components & finishes AI

Flooring tile

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible
• Major Hvac (hvac) — No HVAC visible
• Major Windows (windows) — No windows visible
• Major Electrical (electrical) — No electrical panel visible
• Major Plumbing (plumbing) — No plumbing visible
• Major Exterior (exterior) — No exterior visible

Repairs flagged

• Major Kitchen cabinets — The cabinets are visibly old and in poor condition, indicating a need for replacement or renovation.
• Major Bathroom fixtures — The bathrooms are not visible, but given the overall condition of the property, it's likely they need updates.
• Major Flooring — The flooring in the visible areas appears to be in poor condition, with visible wear and tear, indicating a need for replacement.
• Major Paint — The interior walls and paint appear to be in poor condition, with some discoloration and wear visible, indicating a need for repainting.

Value-add opportunities

• Both Painting the interior walls and cabinets — Painting the interior walls and cabinets can significantly improve the appearance of the property, making it more attractive to potential buyers or renters. ↑
• Both Replacing the flooring — Replacing the flooring can improve the overall appearance and functionality of the property, making it more attractive to potential buyers or renters. ↑
• Both Upgrading the kitchen cabinets and appliances — Upgrading the kitchen cabinets and appliances can improve the functionality and appearance of the property, making it more attractive to potential buyers or renters. ↑
• Both Upgrading the bathrooms — Upgrading the bathrooms can improve the functionality and appearance of the property, making it more attractive to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Philip J Schuyler Achievement Academy F NY #1,846/2,108 Nat'l #30,133/41,679 Middle North Albany Academy Middle School F NY #689/729 Nat'l #12,017/14,009 High Albany High School B+ NY #710/1,100 Nat'l #2,083/17,239

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

B Composite livability gradescore 79/100

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 · 320,794 people
• City population: 116,921
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 14,572
• Household income: $41,548
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 38% White 27% Hispanic / Latino 15% Two or more races 12% Asian 10%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 22% · Canada, China
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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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: ▼ -30.24%
• Current HPI: 275.8109
• Rent YoY: ▲ 5.37%
• Metro: Albany-Schenectady-Troy, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

+400.0% since first listed

5 events — show timeline

• 2026-03-13 Price Changed $149,999 Global MLS
• 2026-02-05 Listed $159,999 Global MLS
• 2025-11-18 Sold (Public Records) $90,000 Public Records
• 2011-10-24 Sold (Public Records) $33,000 Public Records
• 2005-05-09 Sold (Public Records) $30,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $3,067 · -0.7% YoY. Source: county tax records.