18 Oakwood St · Albany, NY 12208

$275,000

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 16 Days on market

Built 1927 5,227 sqft lot $184/sqft · 21% below area Est $349k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NO SHOWINGS TILL 2/16/04. DON'T LET CATS OUT. TAXES DON'T REFLECT STAR PROGRAM. COMPLETELY REHABED 3 YRS AGO: ROOF, SIDING, ELECTRIC, FURNACE, HW TANK, HARDWOOD FLOORS UP & DOWN. FL IN ATTIC. 24 HOUR NOTICE. Excellent Condition

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1927

Property features AI

Exterior

• Parking: Two off-street paved driveway parking spaces
• Utilities: 150 amp electric service; Public water; Public sewer
• Home design: Single-family residence; Entry level: First and second stories
• Construction: Vinyl siding; Shingle/asphalt roof
• Exterior features: Rear enclosed porch and side porch; Paved driveway; Vinyl fencing enclosing the backyard; Shed(s); Landscaped, level, private lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms on the second level
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: One full bathroom (located on the second level)
• Heating & cooling: Hot water heating (natural gas); Ductless cooling
• Interior features: Paddle fan; Double-pane windows with screens; Full, unfinished basement
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (19.5% below list).
• Recommended offer: $221k (19.5% 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 (+5.0%/yr); 100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 16 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $122k; list at $275k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,475 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.03%
• DSCR: 0.82
• GRM: 10.3

CMA / ARV

• ARV (median comp): $349,209
• List price: $275,000
• Delta: -21.25%
• 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
16 Oakwood St	0.01mi	3/2.0	1,470 (-2%)	1mo	$350,000	$238	92
66 Oakwood St	0.20mi	3/1.0	1,440 (-4%)	1mo	$305,000	$212	84
49 Oakwood St	0.12mi	3/1.5	1,391 (-7%)	1mo	$332,000	$239	80
151 Woodlawn Ave	0.40mi	3/1.5	1,486 (-0%)	1mo	$255,000	$172	78
59 Van Schoick Ave	0.33mi	3/2.5	1,500 (+0%)	2mo	$345,000	$230	76
86 Grove Ave	0.56mi	3/1.5	1,500 (+0%)	3mo	$295,000	$197	68
880 Mercer St	0.42mi	3/2.0	1,571 (+5%)	1mo	$316,000	$201	67
370 Partridge St	0.41mi	3/2.0	1,375 (-8%)	0mo	$370,000	$269	63
777 Park Ave	0.49mi	3/1.5	1,382 (-8%)	3mo	$272,000	$197	60
8 Caldwell St	0.44mi	4/2.0 (+1)	1,357 (-9%)	2mo	$260,000	$192	54
16 John David Ln	0.72mi	3/2.0	1,600 (+7%)	1mo	$360,000	$225	49
683 Park Ave	0.56mi	4/2.0 (+1)	1,345 (-10%)	2mo	$300,000	$223	46

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: -20.6%
• Equity multiple: 0.27×
• Total profit: $-56,282
• Equity at exit: $41,003

10-year hold

• IRR: -9.6%
• Equity multiple: 0.35×
• Total profit: $-49,878
• Equity at exit: $23,777

Cash invested: $77,000 (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: 100
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$452 /mo · $5,420/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-259

Break-even live

Break-even rent $2,542

Max offer price $229,288

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-181	+0% $-259	+5% $-337	+10% $-414
Rent	-10% $-434	-5% $-346	+0% $-259	+5% $-171	+10% $-84
Rate	-1.0pp $-120	-0.5pp $-189	base $-259	+0.5pp $-330	+1.0pp $-403

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	25d	1	0.15mi
35 Parkwood St Albany, NY	2.0	1.0	900	$1,495	$1.66	25d	1	0.17mi
30 Cardinal Ave Albany, NY	4.0	1.0	1529	$2,800	$1.83	46d	1	0.19mi
6A Weis Rd Albany, NY	2.0	1.0	900	$1,610	$1.79	16d	1	0.25mi
563 New Scotland Ave Albany, NY	2.0	1.0–2.0	931	$3,125	$3.36	16d	37	0.29mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	45d	1	0.33mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	45d	1	0.36mi
42 Harris Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,600	$1.60	16d	1	0.48mi
52 Grove Ave Albany, NY	4.0	1.0	1200	$2,200	$1.83	23d	1	0.52mi
363 Ontario St Albany, NY	1.0–2.0	1.0–2.5	1610	$3,485	$2.16	16d	1	0.54mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	16d	1	0.58mi
53 Greenway N Albany, NY	3.0	2.0	1500	$2,600	$1.73	25d	1	0.60mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	25d	1	0.60mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	45d	1	0.60mi
673 Myrtle Ave Albany, NY	4.0	1.0	1076	$2,400	$2.23	23d	1	0.64mi
78 S Pine Ave Unit 2 Albany, NY	3.0	1.5	1541	$2,350	$1.52	16d	1	0.64mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	45d	1	0.66mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	25d	1	0.67mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	25d	1	0.79mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	25d	1	0.83mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	16d	1	0.87mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	16d	1	0.94mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	16d	1	0.95mi
9 Circle Ln Albany, NY	2.0	1.0	771	$1,805	$2.34	16d	1	0.96mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	25d	1	0.97mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	25d	1	0.97mi
898 Lancaster St Unit 2 Albany, NY	2.0	1.0	1200	$1,700	$1.42	25d	1	0.99mi
58 Elberon Pl Apt 2 Albany, NY	4.0	1.0	1250	$2,200	$1.76	45d	1	1.00mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	25d	1	1.03mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	45d	1	1.08mi
180 Western Ave Unit 1st Floor Albany, NY	2.0	1.0	900	$1,550	$1.72	45d	1	1.08mi
178 Western Ave Unit 3 Albany, NY	3.0	1.0	1500	$1,725	$1.15	16d	1	1.08mi
188 Spring St Unit 2 Albany, NY	2.0	1.0	1200	$1,475	$1.23	45d	1	1.09mi
86 Hackett Blvd Albany, NY	2.0	1.0	1100	$1,900	$1.73	25d	1	1.10mi
2 Friebel Rd Albany, NY	3.0	2.0	1392	$2,200	$1.58	16d	1	1.10mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	45d	1	1.11mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$2,000	$1.57	45d	1	1.13mi
147 Western Ave Albany, NY	3.0	1.0	1428	$1,800	$1.26	16d	1	1.16mi
830 Western Ave Albany, NY	4.0	2.5	1600	$2,700	$1.69	16d	1	1.17mi
460 Washington Ave Albany, NY	2.0	1.0	950	$1,650	$1.74	25d	1	1.23mi

Listing history 10 events

1. 2026-06-16
   status $275,000 Pending 16 DOM
2. 2026-06-15
   days on market $275,000 Active 16 DOM
3. 2026-06-14
   statusdays on market $275,000 Active 14 DOM
4. 2026-05-12
   status Pending 761-char remark
5. 2026-04-30
   listed $275,000 Active 761-char remark
6. 2004-04-28
   soldstatus $122,000
7. 2004-04-23
   soldstatus $122,000 231-char remark

   Show marketing remark (231 chars)

   NO SHOWINGS TILL 2/16/04. DON'T LET CATS OUT. TAXES DON'T REFLECT STAR PROGRAM. COMPLETELY REHABED 3 YRS AGO: ROOF, SIDING, ELECTRIC, FURNACE, HW TANK, HARDWOOD FLOORS UP & DOWN. FL IN ATTIC. 24 HOUR NOTICE. Excellent Condition

8. 2004-02-25
   historical 231-char remark

   Show marketing remark (231 chars)

   NO SHOWINGS TILL 2/16/04. DON'T LET CATS OUT. TAXES DON'T REFLECT STAR PROGRAM. COMPLETELY REHABED 3 YRS AGO: ROOF, SIDING, ELECTRIC, FURNACE, HW TANK, HARDWOOD FLOORS UP & DOWN. FL IN ATTIC. 24 HOUR NOTICE. Excellent Condition

9. 2004-02-11
   listed $121,000 231-char remark

   Show marketing remark (231 chars)

   NO SHOWINGS TILL 2/16/04. DON'T LET CATS OUT. TAXES DON'T REFLECT STAR PROGRAM. COMPLETELY REHABED 3 YRS AGO: ROOF, SIDING, ELECTRIC, FURNACE, HW TANK, HARDWOOD FLOORS UP & DOWN. FL IN ATTIC. 24 HOUR NOTICE. Excellent Condition

10. 1999-06-22
    soldstatus $20,000

ⓘ 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: $5,420 · $452/mo
• Projected year-2 tax: $5,420 · $452/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 2/10 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: $26,577
• − Mortgage interest: −$15,404
• − Property taxes: −$5,420
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − Depreciation: −$8,000
• Taxable loss: −$7,875
• Est. tax savings @ 24.0%: +$1,890
• After-tax cash flow: $-1,215/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

+1275.0% since first listed

9 events — show timeline

• 2026-06-16 Pending — Global MLS
• 2026-06-12 Relisted — Global MLS
• 2026-05-12 Pending — Global MLS
• 2026-04-30 Listed $275,000 Global MLS
• 2004-04-28 Sold (Public Records) $122,000 Public Records
• 2004-04-23 Sold (MLS) $122,000 Global MLS
• 2004-02-25 Listing Removed — Global MLS
• 2004-02-11 Listed $121,000 Global MLS
• 1999-06-22 Sold (Public Records) $20,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $5,420 · +1.5% YoY. Source: county tax records.