27 Osborne St · Albany, NY 12202

$125,000

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 8 Days on market

Built 1996 8,276 sqft lot $88/sqft · 23% below area Est $163k · 23% under

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Why this score? — see what drove the A 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 +29.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0

Listing remarks

Good investment property, shared driveway, Open house on Saturday 5/9/26 3:00 to 5:00

Key facts

• 8,276 sq ft lot
• Built 1996
• Listed 8 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot is approximately 0.19 acres

Interior

• Kitchen: Range
• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor
• Heating & cooling: Natural gas heating
• Interior features: Five total rooms; Slab foundation (no basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.6% 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: Rents rising fast (+8.7%/yr); 58 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 41% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $125k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $125,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.26%
• DSCR: 1.68
• GRM: 5.7

CMA / ARV

• ARV (median comp): $163,081
• List price: $125,000
• Delta: -23.35%
• 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
79 Broad St	0.24mi	3/1.0	1,364 (-4%)	2mo	$147,000	$108	78
144 S Hawk St	0.20mi	4/1.0 (+1)	1,449 (+2%)	10mo	$95,000	$66	73
1A Providence Pl	0.57mi	3/1.0	1,360 (-5%)	6mo	$225,000	$165	59
30 Park Ave	0.19mi	3/1.0	1,220 (-15%)	8mo	$275,000	$225	58
2 Sand St	0.55mi	3/1.0	1,252 (-12%)	0mo	$165,000	$132	51
16 Regent St	0.47mi	3/1.5	1,640 (+15%)	5mo	$205,000	$125	49
49 Mccarty Ave	0.58mi	3/1.5	1,600 (+12%)	8mo	$181,500	$113	46
3 Carroll Ter	0.72mi	4/2.0 (+1)	1,536 (+8%)	6mo	$245,723	$160	41
286 2nd Ave	0.66mi	4/1.5 (+1)	1,276 (-11%)	10mo	$250,000	$196	38
42 O Connell St	0.65mi	2/1.0 (-1)	1,249 (-12%)	11mo	$155,000	$124	33
224-226 Myrtle Ave	0.59mi	2/2.5 (-1)	1,600 (+12%)	12mo	$260,000	$163	33
257 Myrtle Ave	0.72mi	3/1.0	1,229 (-14%)	11mo	$208,250	$169	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 4.03×
• Total profit: $106,166
• Equity at exit: $112,610

10-year hold

• IRR: 35.1%
• Equity multiple: 9.98×
• Total profit: $314,427
• Equity at exit: $242,848

Cash invested: $35,000 (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 12202

• Home prices YoY: 14.3%
• Rents YoY: 8.7%
• Active inventory: 58
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$656
• Tax from tax record: −$287 /mo · $3,447/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $445

Break-even live

Break-even rent $1,259

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $516	-5% $480	+0% $445	+5% $410	+10% $374
Rent	-10% $301	-5% $373	+0% $445	+5% $517	+10% $589
Rate	-1.0pp $508	-0.5pp $477	base $445	+0.5pp $413	+1.0pp $380

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Bleecker Pl #1 Albany, NY	2.0	1.0	1150	$1,350	$1.17	46d	1	0.27mi
119 Grand St Albany, NY	3.0	1.0	1600	$1,300	$0.81	45d	1	0.28mi
168 S Pearl St Albany, NY	3.0	1.5	1044	$1,800	$1.72	25d	1	0.38mi
164 Madison Ave Albany, NY	2.0	1.0	1200	$1,500	$1.25	45d	1	0.38mi
475 S Pearl St #3 Albany, NY	4.0	2.0	1200	$1,850	$1.54	22d	1	0.39mi
475 S Pearl St #3 Albany, NY	4.0	2.0	1200	$1,850	$1.54	16d	1	0.39mi
151 S Pearl St Albany, NY	2.0	1.0	1000	$1,600	$1.60	16d	1	0.41mi
135 Madison Ave Unit 2 Albany, NY	2.0	1.0	1000	$1,400	$1.40	45d	1	0.43mi
201 Park Ave Unit 10 Albany, NY	3.0	2.0	1600	$2,100	$1.31	45d	1	0.48mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	45d	1	0.49mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	45d	1	0.59mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	25d	1	0.60mi
341 Madison Ave Albany, NY	2.0	1.0	1000	$1,800	$1.80	16d	1	0.60mi
364 Madison Ave Albany, NY	2.0	2.0	1150	$1,850	$1.61	22d	1	0.63mi
98 Mount Hope Dr Albany, NY	2.0	1.5	1200	$2,000	$1.67	16d	1	0.74mi
149 Jay St Albany, NY	2.0	1.0	1000	$1,750	$1.75	45d	1	0.74mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	25d	1	0.75mi
154 Lancaster St Unit 1 Albany, NY	2.0	1.5	1500	$2,200	$1.47	25d	1	0.78mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	45d	1	0.79mi
22 Hurlbut St Albany, NY	3.0	1.0	1209	$2,050	$1.70	45d	1	0.82mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	16d	17	0.83mi
31 Bertha St Albany, NY	4.0	1.0	1116	$2,000	$1.79	25d	1	0.85mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	16d	10	0.86mi
227 Jay St Albany, NY	2.0	2.0	1710	$2,150	$1.26	45d	1	0.86mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	45d	1	0.95mi
99 New Broadway Rensselaer, NY	2.0	1.0–2.0	946	$2,495	$2.64	16d	5	0.96mi
352 State St Albany, NY	2.0	2.0	1143	$2,500	$2.19	25d	1	0.96mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	45d	1	0.99mi
15 Stanwix St Albany, NY	4.0	1.5	1660	$2,500	$1.51	16d	1	1.00mi
100 New Broadway Rensselaer, NY	2.0	2.0	1248	$2,212	$1.77	16d	2	1.05mi
86 Hackett Blvd Albany, NY	2.0	1.0	1100	$1,900	$1.73	25d	1	1.06mi
240 Washington Ave Albany, NY	2.0	2.0	1560	$2,450	$1.57	45d	1	1.07mi
32 1st St Albany, NY	4.0	1.5	1773	$1,850	$1.04	45d	1	1.12mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	25d	1	1.14mi
502 Second Ave #3 Albany, NY	3.0	1.0	1100	$1,800	$1.64	45d	1	1.16mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	45d	1	1.17mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	22d	1	1.19mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	16d	1	1.19mi
50 Southern Blvd Albany, NY	3.0	1.0	1200	$1,650	$1.38	16d	1	1.20mi
945 Broadway Rensselaer, NY	3.0	1.0	1200	$1,650	$1.38	25d	1	1.25mi

Listing history 5 events

1. 2026-05-14
   status Pending 85-char remark
2. 2026-05-04
   listed $125,000 Active 85-char remark
3. 2006-07-25
   soldstatus $75,000
4. 2005-09-14
   soldstatus $60,000
5. 1998-09-21
   soldstatus $60,000

ⓘ 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: $3,447 · $287/mo
• Projected year-2 tax: $3,447 · $287/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 ≥98°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: $21,872
• − Mortgage interest: −$7,002
• − Property taxes: −$3,447
• − Insurance: −$625
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$3,636
• Taxable income: $3,662
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,462/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): 10,166
• Household income: $52,868
• Rent vs Own: 74.4% rent · 25.6% own
• Severe rent burden: 935.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 40% White 28% Hispanic / Latino 15% Two or more races 14% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5% Dominican 5%
• Common ancestry: Iranian 2% Romanian 1% Serbian 1%
• Foreign-born: 14% · Canada, Philippines, China
• Languages at home: 80% English-only · Spanish 10% Other Asian/Pacific 4% Arabic 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: ▲ 38.05%
• Current HPI: 303.8939
• Rent YoY: ▲ 8.70%
• 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

+108.3% since first listed

6 events — show timeline

• 2026-05-14 Pending — Global MLS
• 2026-05-14 Listing Removed — Global MLS
• 2026-05-04 Listed $125,000 Global MLS
• 2006-07-25 Sold (Public Records) $75,000 Public Records
• 2005-09-14 Sold (Public Records) $60,000 Public Records
• 1998-09-21 Sold (Public Records) $60,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,447 · +2.7% YoY. Source: county tax records.