6 Fullerton St · Albany, NY 12209

$179,900

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 69 Days on market

Built 1923 3,920 sqft lot $128/sqft · 41% below area Est $306k · 41% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +6.4/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute house near schools with off street parking. Sold as is. All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. Offer link to property: http://www.spsreo.com/?c=DUQW

Key facts

• Off street parking
• 3,920 sq ft lot
• Garage

Tags

• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: 47 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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 69 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $96k; list at $180k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 7.2

CMA / ARV

• ARV (median comp): $305,862
• List price: $179,900
• Delta: -41.18%
• 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
81 Edgecomb St	0.07mi	2/1.0 (-1)	1,486 (+6%)	1mo	$289,000	$194	81
39 Lawnridge Ave	0.60mi	3/1.0	1,400 (-0%)	6mo	$267,800	$191	67
3 Mapleridge Ave	0.27mi	3/2.0	1,280 (-9%)	3mo	$255,000	$199	66
561 Delaware Ave	0.31mi	3/1.5	1,229 (-12%)	6mo	$210,000	$171	58
23 Barrows St	0.54mi	3/1.5	1,312 (-7%)	6mo	$198,000	$151	57
19 Fordham Ct	0.53mi	3/1.5	1,263 (-10%)	1mo	$331,000	$262	56
86 Grove Ave	0.61mi	3/1.5	1,500 (+7%)	3mo	$295,000	$197	56
2 Kehoe St	0.62mi	3/2.0	1,542 (+10%)	3mo	$239,900	$156	48
138 Van Schoick Ave	0.73mi	3/2.0	1,488 (+6%)	5mo	$293,550	$197	48
59 Van Schoick Ave	0.75mi	3/2.5	1,500 (+7%)	2mo	$345,000	$230	46
167 Southern Blvd	0.74mi	3/2.0	1,277 (-9%)	3mo	$225,000	$176	44
317 Mountain St	0.70mi	3/1.0	1,240 (-12%)	6mo	$230,000	$185	43

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-14,401
• Equity at exit: $26,824

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $6,833
• Equity at exit: $15,554

Cash invested: $50,372 (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 12209

• Home prices YoY: -7.3%
• Active inventory: 47
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,081 high
• Mortgage (P&I): −$943
• Tax from tax record: −$396 /mo · $4,754/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $229

Break-even live

Break-even rent $1,791

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $331	-5% $280	+0% $229	+5% $179	+10% $128
Rent	-10% $65	-5% $147	+0% $229	+5% $312	+10% $394
Rate	-1.0pp $320	-0.5pp $275	base $229	+0.5pp $183	+1.0pp $135

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Second Ave #3 Albany, NY	3.0	1.0	1100	$1,800	$1.64	44d	1	0.40mi
86 Hackett Blvd Albany, NY	2.0	1.0	1100	$1,900	$1.73	24d	1	0.42mi
50 Southern Blvd Albany, NY	3.0	1.0	1200	$1,650	$1.38	14d	1	0.46mi
42 Harris Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,600	$1.60	14d	1	0.51mi
15 Stanwix St Albany, NY	4.0	1.5	1660	$2,500	$1.51	14d	1	0.52mi
31 Bertha St Albany, NY	4.0	1.0	1116	$2,000	$1.79	24d	1	0.65mi
22 Hurlbut St Albany, NY	3.0	1.0	1209	$2,050	$1.70	44d	1	0.69mi
52 Grove Ave Albany, NY	4.0	1.0	1200	$2,200	$1.83	21d	1	0.69mi
30 Cardinal Ave Albany, NY	4.0	1.0	1529	$2,800	$1.83	44d	1	0.78mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	44d	1	0.83mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	24d	1	0.83mi
35 Parkwood St Albany, NY	2.0	1.0	900	$1,495	$1.66	24d	1	0.92mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	24d	1	0.93mi
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	24d	1	0.94mi
6A Weis Rd Albany, NY	2.0	1.0	900	$1,610	$1.79	14d	1	0.99mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	44d	1	1.07mi
363 Ontario St Albany, NY	1.0–2.0	1.0–2.5	1610	$3,485	$2.16	14d	1	1.09mi
563 New Scotland Ave Albany, NY	2.0	1.0–2.0	931	$3,125	$3.36	14d	37	1.10mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	44d	1	1.17mi
673 Myrtle Ave Albany, NY	4.0	1.0	1076	$2,400	$2.23	21d	1	1.19mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	44d	1	1.20mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	1.27mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	24d	1	1.27mi
201 Park Ave Unit 10 Albany, NY	3.0	2.0	1600	$2,100	$1.31	44d	1	1.30mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	14d	1	1.32mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	1.34mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	1.34mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	1.37mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	44d	1	1.38mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	14d	10	1.38mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	24d	1	1.38mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	24d	1	1.39mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	44d	1	1.40mi
53 Greenway N Albany, NY	3.0	2.0	1500	$2,600	$1.73	24d	1	1.42mi
364 Madison Ave Albany, NY	2.0	2.0	1150	$1,850	$1.61	21d	1	1.42mi
98 Mount Hope Dr Albany, NY	2.0	1.5	1200	$2,000	$1.67	14d	1	1.42mi
58 Elberon Pl Apt 2 Albany, NY	4.0	1.0	1250	$2,200	$1.76	44d	1	1.42mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	44d	1	1.45mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	24d	1	1.45mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	44d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $179,900 Active 69 DOM
2. 2026-06-17
   days on market $179,900 Active 68 DOM
3. 2026-06-16
   days on market $179,900 Active 67 DOM
4. 2026-06-15
   days on market $179,900 Active 66 DOM
5. 2026-06-14
   days on market $179,900 Active 64 DOM
6. 2026-06-10
   days on market $179,900 Active 61 DOM
7. 2026-06-08
   days on market $179,900 Active 59 DOM
8. 2026-06-07
   days on market $179,900 Active 58 DOM
9. 2026-06-03
   days on market $179,900 Active 54 DOM
10. 2026-06-03
    price $179,900 Active 53 DOM
11. 2026-06-02
    days on market $189,900 Active 53 DOM
12. 2026-06-01
    days on market $189,900 Active 52 DOM
13. 2026-05-31
    days on market $189,900 Active 51 DOM
14. 2026-05-31
    days on market $189,900 Active 50 DOM
15. 2026-05-07
    price $189,900 251-char remark

    Show marketing remark (251 chars)

    Cute house near schools with off street parking. Sold as is. All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. Offer link to property: http://www.spsreo.com/?c=DUQW

16. 2026-04-08
    listed $199,900 Active 251-char remark

    Show marketing remark (251 chars)

    Cute house near schools with off street parking. Sold as is. All offers must be submitted by the buyer's agent using the online offer management system. Access the system via the link below. Offer link to property: http://www.spsreo.com/?c=DUQW

17. 2002-06-12
    soldstatus $96,000

ⓘ 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: $4,754 · $396/mo
• Projected year-2 tax: $4,754 · $396/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $24,971
• − Mortgage interest: −$10,077
• − Property taxes: −$4,754
• − Insurance: −$900
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$5,233
• Taxable income: $12
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $2,750/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
• City population: 116,921
• Population (ZIP): 10,754

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 46% Black 23% Hispanic / Latino 19% Asian 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 4% Lithuanian 3% Serbian 1%
• Foreign-born: 18% · Canada, Philippines, South Korea
• Languages at home: 77% English-only · Spanish 13% Other Asian/Pacific 3% Tagalog/Filipino 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: ▼ -24.91%
• Current HPI: 318.0191
• Rent YoY: —
• Metro: —
• 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

+97.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $189,900 Global MLS
• 2026-04-08 Listed $199,900 Global MLS
• 2002-06-12 Sold (Public Records) $96,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $4,754 · +0.0% YoY. Source: county tax records.