30 Austain Ave · Albany, NY 12205

$195,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 52 Days on market

Built 1933 3,920 sqft lot $195/sqft · 27% below area Est $267k · 27% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.7/10.0
• 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

Nice home. 1 flr living. walking distance to elementary school and park. Close to busline and shopping. HUD Home. Sold “AS IS” by elec. bid only. Prop avail 10-5-20. Bids due by 10-14-20 11:59 PM Central Time then daily until sold. FHA Case #371-347957. Insured w Escrow Rpr. Eligible for FHA 203K. Fin terms FHA, Conv, Cash. For Prop conditions, Forms, LBP, Discl & Avail please visit www.HUDHomestore.com. For additional forms, updates, step-by-step videos & free photo list, please visit www.BLBResources.com.BLB Resources makes no warranty as to condition of property. Buyer to verify all info.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1933

Property features AI

Exterior

• Parking: Driveway; 1-car garage; Total parking for 4 vehicles
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single family residence; Level lot
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built living area approximately 1,000
• Exterior features: Porch; Back yard fencing

Interior

• Kitchen: Microwave; Oven; Range; Refrigerator
• Bedrooms: Three bedrooms (all on the first floor)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (on the first floor)
• Heating & cooling: Baseboard heating; Natural gas heating
• Interior features: 7 total rooms; Full basement
• Laundry & utility: Washer and dryer located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• 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: 105 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $6k 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 52 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $195k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — 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. 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: 1.07% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (median comp): $266,561
• List price: $195,000
• Delta: -26.85%
• 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
36 Victor St	0.21mi	3/1.5	1,012 (+1%)	1mo	$265,000	$262	85
30 Tremont St	0.07mi	3/1.0	880 (-12%)	2mo	$205,000	$233	76
38 Danker Ave	0.46mi	3/1.0	1,035 (+4%)	5mo	$265,000	$256	69
21 Tremont St	0.05mi	3/2.0	1,133 (+13%)	5mo	$170,000	$150	67
45 Buell St	0.40mi	3/1.0	940 (-6%)	6mo	$245,000	$261	67
37 Buell St	0.41mi	3/1.0	945 (-6%)	8mo	$245,000	$259	65
72 Edgewood Ave	0.64mi	3/1.5	984 (-2%)	5mo	$242,000	$246	61
149 Exchange St	0.59mi	2/1.0 (-1)	1,000 (0%)	8mo	$112,000	$112	60
15 Braintree St	0.61mi	3/1.0	1,080 (+8%)	1mo	$270,000	$250	58
39 Buell St	0.41mi	2/1.0 (-1)	910 (-9%)	4mo	$270,000	$297	57
4 Pierce St	0.45mi	2/1.0 (-1)	1,094 (+9%)	8mo	$190,000	$174	52
28 North St	0.62mi	3/1.0	1,113 (+11%)	5mo	$210,000	$189	48

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-14,694
• Equity at exit: $29,075

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $9,131
• Equity at exit: $16,860

Cash invested: $54,600 (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 →

ZIP-level market 12205

• Active inventory: 105
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,093 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$285 /mo · $3,421/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $265

Break-even live

Break-even rent $1,758

Max offer price $195,000

Occupancy floor 82%

Sensitivity live

Price	-10% $375	-5% $320	+0% $265	+5% $209	+10% $154
Rent	-10% $99	-5% $182	+0% $265	+5% $347	+10% $430
Rate	-1.0pp $363	-0.5pp $314	base $265	+0.5pp $214	+1.0pp $163

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	15d	22	0.36mi
14 Orford St Unit 1 1s Albany, NY	2.0	1.0	800	$1,700	$2.12	15d	1	0.56mi
8 Norton St Trlr 10 Albany, NY	2.0	1.0	1100	$1,695	$1.54	24d	1	0.70mi
8 Norton St Albany, NY	2.0	1.0	1100	$1,695	$1.54	15d	1	0.70mi
11 Brayton St Albany, NY	3.0	1.5	1414	$1,950	$1.38	22d	1	0.72mi
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	45d	1	0.76mi
32 Richmond St Unit 2 Albany, NY	3.0	3.0	1248	$2,500	$2.00	15d	1	0.83mi
34 B Commodore St Colonie, NY	3.0	1.5	1200	$2,200	$1.83	15d	1	0.85mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	15d	1	0.88mi
31 Terrace Ave Albany, NY	2.0	1.0	741	$1,500	$2.02	45d	1	0.98mi
50 Rooney Ave Albany, NY	2.0	1.0	714	$2,000	$2.80	45d	1	0.98mi
898 Lancaster St Unit 2 Albany, NY	2.0	1.0	1200	$1,700	$1.42	24d	1	1.01mi
1 Bleecker Ter Albany, NY	1.0–2.0	1.0	609	$1,499	$2.46	15d	1	1.17mi
41 Oakwood Dr Albany, NY	2.0	1.0	1008	$2,600	$2.58	24d	1	1.26mi
41 Oakwood Dr Albany, NY	2.0	1.0	1008	$2,600	$2.58	45d	1	1.26mi
526 Central Ave Albany, NY	1.0–2.0	1.0	957	$1,435	$1.50	45d	1	1.33mi
2 Van Buren Ave Albany, NY	3.0	1.0	1500	$2,350	$1.57	45d	1	1.38mi
9 Circle Ln Albany, NY	2.0	1.0	771	$1,805	$2.34	15d	1	1.38mi
33 A Ledgewood Dr Colonie, NY	2.0	1.5	1300	$2,100	$1.62	15d	1	1.40mi
35 Cherry St Apt B Albany, NY	2.0	1.0	1400	$1,800	$1.29	45d	1	1.42mi

Listing history 35 events

1. 2026-06-21
   days on market $195,000 Active 52 DOM
2. 2026-06-18
   days on market $195,000 Active 49 DOM
3. 2026-06-17
   days on market $195,000 Active 48 DOM
4. 2026-06-16
   days on market $195,000 Active 47 DOM
5. 2026-06-15
   days on market $195,000 Active 46 DOM
6. 2026-06-14
   days on market $195,000 Active 44 DOM
7. 2026-06-10
   days on market $195,000 Active 41 DOM
8. 2026-06-08
   days on market $195,000 Active 39 DOM
9. 2026-06-07
   days on market $195,000 Active 38 DOM
10. 2026-06-03
    days on market $195,000 Active 34 DOM
11. 2026-06-03
    price $195,000 Active 33 DOM
12. 2026-06-02
    days on market $212,000 Active 33 DOM
13. 2026-06-01
    days on market $212,000 Active 32 DOM
14. 2026-05-31
    days on market $212,000 Active 31 DOM
15. 2026-05-31
    days on market $212,000 Active 30 DOM
16. 2026-05-01
    status Active 412-char remark
17. 2026-04-29
    historical 412-char remark
18. 2026-04-28
    listed $212,000 Active 412-char remark
19. 2026-03-16
    historical
20. 2026-02-17
    price $212,000
21. 2026-01-23
    listed $224,000 Active
22. 2020-12-29
    soldstatus $64,019
23. 2020-12-21
    soldstatus $64,019 Closed (Final Sale)

    Show marketing remark (618 chars)

    Nice home. 1 flr living. walking distance to elementary school and park. Close to busline and shopping. HUD Home. Sold “AS IS” by elec. bid only. Prop avail 10-5-20. Bids due by 10-14-20 11:59 PM Central Time then daily until sold. FHA Case #371-347957. Insured w Escrow Rpr. Eligible for FHA 203K. Fin terms FHA, Conv, Cash. For Prop conditions, Forms, LBP, Discl & Avail please visit www.HUDHomestore.com. For additional forms, updates, step-by-step videos & free photo list, please visit www.BLBResources.com.BLB Resources makes no warranty as to condition of property. Buyer to verify all info.

24. 2020-10-15
    status Pend (Under Cntr)

    Show marketing remark (618 chars)

    Nice home. 1 flr living. walking distance to elementary school and park. Close to busline and shopping. HUD Home. Sold “AS IS” by elec. bid only. Prop avail 10-5-20. Bids due by 10-14-20 11:59 PM Central Time then daily until sold. FHA Case #371-347957. Insured w Escrow Rpr. Eligible for FHA 203K. Fin terms FHA, Conv, Cash. For Prop conditions, Forms, LBP, Discl & Avail please visit www.HUDHomestore.com. For additional forms, updates, step-by-step videos & free photo list, please visit www.BLBResources.com.BLB Resources makes no warranty as to condition of property. Buyer to verify all info.

25. 2020-10-05
    listed $55,000 New

    Show marketing remark (618 chars)

    Nice home. 1 flr living. walking distance to elementary school and park. Close to busline and shopping. HUD Home. Sold “AS IS” by elec. bid only. Prop avail 10-5-20. Bids due by 10-14-20 11:59 PM Central Time then daily until sold. FHA Case #371-347957. Insured w Escrow Rpr. Eligible for FHA 203K. Fin terms FHA, Conv, Cash. For Prop conditions, Forms, LBP, Discl & Avail please visit www.HUDHomestore.com. For additional forms, updates, step-by-step videos & free photo list, please visit www.BLBResources.com.BLB Resources makes no warranty as to condition of property. Buyer to verify all info.

26. 2019-10-01
    historical
27. 2019-03-21
    listed $102,000 New
28. 2005-06-06
    soldstatus $115,000
29. 2004-11-30
    soldstatus $58,001
30. 2004-08-25
    soldstatus $72,053
31. 2004-07-21
    historical
32. 2004-05-06
    listed $61,000
33. 2001-09-19
    soldstatus $58,000
34. 2001-09-17
    soldstatus $58,000
35. 2001-04-04
    listed $62,500

ⓘ 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: $3,421 · $285/mo
• Projected year-2 tax: $3,421 · $285/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 · 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: $25,116
• − Mortgage interest: −$10,923
• − Property taxes: −$3,421
• − Insurance: −$975
• − Repairs & maintenance: −$2,009
• − Management: −$2,009
• − Depreciation: −$5,673
• Taxable income: $106
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $3,149/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): 25,838
• Household income: $91,020
• Rent vs Own: 28.6% rent · 71.4% own
• Severe rent burden: 530.0

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 (73%)
• Race & ethnicity: White 73% Asian 8% Black 8% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 13% · Canada, China, Vietnam
• Languages at home: 84% English-only · Other Indo-European 4% Russian/Polish/Slavic 3% Tagalog/Filipino 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: ▼ -182.10%
• Current HPI: 302.9752
• 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

+212.0% since first listed

21 events — show timeline

• 2026-06-02 Price Changed $195,000 Global MLS
• 2026-05-01 Relisted — Global MLS
• 2026-04-29 Listing Removed — Global MLS
• 2026-04-28 Listed $212,000 Global MLS
• 2026-03-16 Listing Removed — Global MLS
• 2026-02-17 Price Changed $212,000 Global MLS
• 2026-01-23 Listed $224,000 Global MLS
• 2020-12-29 Sold (Public Records) $64,019 Public Records
• 2020-12-21 Sold (MLS) $64,019 Global MLS
• 2020-10-15 Pending — Global MLS
• 2020-10-05 Listed $55,000 Global MLS
• 2019-10-01 Listing Removed — Global MLS
• 2019-03-21 Listed $102,000 Global MLS
• 2005-06-06 Sold (Public Records) $115,000 Public Records
• 2004-11-30 Sold (MLS) $58,001 Global MLS
• 2004-08-25 Sold (Public Records) $72,053 Public Records
• 2004-07-21 Listing Removed — Global MLS
• 2004-05-06 Listed $61,000 Global MLS
• 2001-09-19 Sold (Public Records) $58,000 Public Records
• 2001-09-17 Sold (MLS) $58,000 Global MLS
• 2001-04-04 Listed $62,500 Global MLS

Property tax history

-0.1%/yr

Latest (2025): $3,421 · +2.7% YoY. Source: county tax records.