30 Judson St · Albany, NY 12206

$207,400

3 bd · 1.0 ba · 1,272 sqft · Townhouse public records · 163 Days on market

Built 1891 2,613 sqft lot $163/sqft · 23% below area Est $270k · 23% 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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Opportunity to own a Newly Renovated Single Family Home in the thriving City of Albany. Great for Owner Occupied or Investment. Vacant and ready to Move Right In. 3 Bedrooms, 1 Bathroom. Beautiful New Kitchen and Bathroom. Close to Shopping, Restaurants, Downtown, Schools, Parks, Major Travel Routes, Bus Line and More. Exterior Renovation will be completed when the weather permits. Check it out today!

Key facts

• Close to restaurants
• New kitchen
• New bathroom

Tags

• NEWLY RENOVATED
• NEW KITCHEN
• NEW BATHROOM
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $207k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (7.4% below list).
• Recommended offer: $183k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+5.4%/yr); 89 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $1,921/mo this rent would consume 55% of the median local household income ($42k/yr) (locally 2035% of renters already pay >50% of income on rent) — 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 $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 163 days — a 12% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $145k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $182,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.93% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $270,393
• List price: $207,400
• Delta: -23.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Lark Dr	0.68mi	3/1.5	1,312 (+3%)	21mo	$120,000	$91	44
352 State St Unit 2A	0.63mi	2/1.5 (-1)	1,150 (-10%)	16mo	$226,500	$197	34
352 State St Unit 6A	0.63mi	2/2.0 (-1)	1,143 (-10%)	17mo	$235,000	$206	31

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-13,630
• Equity at exit: $30,924

10-year hold

• IRR: 5.9%
• Equity multiple: 1.48×
• Total profit: $27,828
• Equity at exit: $17,932

Cash invested: $58,072 (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 12206

• Home prices YoY: -9.9%
• Rents YoY: 5.4%
• Active inventory: 89
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$1,088
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $241

Break-even live

Break-even rent $1,615

Max offer price $207,400

Occupancy floor 82%

Sensitivity live

Price	-10% $359	-5% $300	+0% $241	+5% $182	+10% $124
Rent	-10% $89	-5% $165	+0% $241	+5% $317	+10% $393
Rate	-1.0pp $346	-0.5pp $294	base $241	+0.5pp $187	+1.0pp $133

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: $51,850
• Closing costs: $6,222
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Clinton Ave Albany, NY	2.0	1.0	900	$1,700	$1.89	44d	1	0.30mi
282 Livingston Ave Albany, NY	3.0	1.5	1464	$2,400	$1.64	24d	1	0.36mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	14d	1	0.46mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	21d	1	0.46mi
460 Washington Ave Albany, NY	2.0	1.0	950	$1,650	$1.74	24d	1	0.46mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	24d	1	0.50mi
240 Washington Ave Albany, NY	2.0	2.0	1560	$2,450	$1.57	44d	1	0.53mi
147 Western Ave Albany, NY	3.0	1.0	1428	$1,800	$1.26	14d	1	0.54mi
530 3rd St Apt 2 Albany, NY	2.0	1.0	900	$1,400	$1.56	44d	1	0.57mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	24d	1	0.60mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	44d	1	0.61mi
178 Western Ave Unit 3 Albany, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.62mi
180 Western Ave Unit 1st Floor Albany, NY	2.0	1.0	900	$1,550	$1.72	44d	1	0.62mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	44d	1	0.62mi
352 State St Albany, NY	2.0	2.0	1143	$2,500	$2.19	24d	1	0.64mi
188 Spring St Unit 2 Albany, NY	2.0	1.0	1200	$1,475	$1.23	44d	1	0.64mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	24d	1	0.67mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$2,000	$1.57	44d	1	0.67mi
58 Elberon Pl Apt 2 Albany, NY	4.0	1.0	1250	$2,200	$1.76	44d	1	0.70mi
227 Jay St Albany, NY	2.0	2.0	1710	$2,150	$1.26	44d	1	0.74mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	24d	1	0.75mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	24d	1	0.75mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	0.76mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	0.76mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	14d	10	0.80mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	0.82mi
154 Lancaster St Unit 1 Albany, NY	2.0	1.5	1500	$2,200	$1.47	24d	1	0.82mi
526 Central Ave Albany, NY	1.0–2.0	1.0	957	$1,435	$1.50	44d	1	0.82mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	0.83mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	44d	1	0.85mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	44d	1	0.85mi
32 1st St Albany, NY	4.0	1.5	1773	$1,850	$1.04	44d	1	0.86mi
149 Jay St Albany, NY	2.0	1.0	1000	$1,750	$1.75	44d	1	0.86mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	24d	1	0.89mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	24d	1	0.89mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	24d	1	0.91mi
364 Madison Ave Albany, NY	2.0	2.0	1150	$1,850	$1.61	21d	1	0.98mi
341 Madison Ave Albany, NY	2.0	1.0	1000	$1,800	$1.80	14d	1	0.99mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	24d	1	1.01mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	44d	1	1.01mi

Listing history 25 events

1. 2026-06-10
   days on market $207,400 Active 163 DOM
2. 2026-06-08
   days on market $207,400 Active 161 DOM
3. 2026-06-07
   days on market $207,400 Active 160 DOM
4. 2026-06-03
   days on market $207,400 Active 156 DOM
5. 2026-06-02
   days on market $207,400 Active 155 DOM
6. 2026-06-01
   days on market $207,400 Active 154 DOM
7. 2026-05-31
   days on market $207,400 Active 153 DOM
8. 2026-05-31
   days on market $207,400 Active 152 DOM
9. 2026-03-11
   price $207,400 421-char remark

   Show marketing remark (421 chars)

   Excellent Opportunity to own a Newly Renovated Single Family Home in the thriving City of Albany. Great for Owner Occupied or Investment. Vacant and ready to Move Right In. 3 Bedrooms, 1 Bathroom. Beautiful New Kitchen and Bathroom. Close to Shopping, Restaurants, Downtown, Schools, Parks, Major Travel Routes, Bus Line and More. Exterior Renovation will be completed when the weather permits. Check it out today!

10. 2025-12-29
    listed $209,900 Active 421-char remark

    Show marketing remark (421 chars)

    Excellent Opportunity to own a Newly Renovated Single Family Home in the thriving City of Albany. Great for Owner Occupied or Investment. Vacant and ready to Move Right In. 3 Bedrooms, 1 Bathroom. Beautiful New Kitchen and Bathroom. Close to Shopping, Restaurants, Downtown, Schools, Parks, Major Travel Routes, Bus Line and More. Exterior Renovation will be completed when the weather permits. Check it out today!

11. 2025-12-09
    soldstatus $145,000
12. 2025-11-06
    soldstatus $52,000
13. 2025-10-16
    soldstatus $52,000 Closed 56-char remark

    Show marketing remark (56 chars)

    Investors here is your next deal! Needs work sold as is.

14. 2025-09-02
    status Pending 56-char remark

    Show marketing remark (56 chars)

    Investors here is your next deal! Needs work sold as is.

15. 2025-08-27
    listed $50,000 Active 56-char remark

    Show marketing remark (56 chars)

    Investors here is your next deal! Needs work sold as is.

16. 2018-12-10
    soldstatus $6,000 Closed (Final Sale)
17. 2018-10-26
    status Pend (Under Cntr)
18. 2018-09-28
    listed $6,400 New
19. 2018-09-14
    historical
20. 2018-08-30
    price $6,900
21. 2018-07-17
    status Back On Market
22. 2018-06-22
    status Pend (Under Cntr)
23. 2018-06-13
    listed $8,000 New
24. 2017-05-25
    historical
25. 2017-05-08
    listed $12,500 New

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $2,366 · $197/mo
• Expected delta: +$1,139/yr (+$95/mo · 92.9%)

ⓘ 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: $23,049
• − Mortgage interest: −$11,618
• − Property taxes: −$1,226
• − Insurance: −$1,037
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$6,033
• Taxable loss: −$554
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $3,026/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): 14,572
• Household income: $41,548
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 2035.0

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 0.75)
• 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%

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

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

+1559.2% since first listed

17 events — show timeline

• 2026-03-11 Price Changed $207,400 Global MLS
• 2025-12-29 Listed $209,900 Global MLS
• 2025-12-09 Sold (Public Records) $145,000 Public Records
• 2025-11-06 Sold (Public Records) $52,000 Public Records
• 2025-10-16 Sold (MLS) $52,000 Global MLS
• 2025-09-02 Pending — Global MLS
• 2025-08-27 Listed $50,000 Global MLS
• 2018-12-10 Sold (MLS) $6,000 Global MLS
• 2018-10-26 Pending — Global MLS
• 2018-09-28 Listed $6,400 Global MLS
• 2018-09-14 Listing Removed — Global MLS
• 2018-08-30 Price Changed $6,900 Global MLS
• 2018-07-17 Relisted — Global MLS
• 2018-06-22 Pending — Global MLS
• 2018-06-13 Listed $8,000 Global MLS
• 2017-05-25 Listing Removed — Global MLS
• 2017-05-08 Listed $12,500 Global MLS

Property tax history

+0.9%/yr

Latest (2025): $1,226 · -13.9% YoY. Source: county tax records.