2 Woodlawn Ter · Albany, NY 12054

$299,900

4 bd · 1.5 ba · 1,050 sqft · SingleFamily public records · 20 Days on market

Built 1910 10,018 sqft lot Est $353k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +12.7/30.0
• Schools +6.5/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable starter or retirement home offers one-level living right across the street from the rail trail. The library, Tuesday's Farmer's Market and the shops and restaurants of Four Corners are just a short walk away. Amenities include newer roof and replacement windows (approximately 6 years old) formal dining room, wood floors and a pull down attic for extra storage. Slingerlands elementary. Showings begin Saturday, 1/11 after noon. Very Good Condition

Key facts

• Shaded front porch
• High fenced yard
• Scenic rail trail

Tags

• SHADED FRONT PORCH
• HIGH FENCED YARD
• SIDE YARD STONE WALL
• FULL BASEMENT
• OFF-STREET PARKING
• SCENIC RAIL TRAIL

Property features AI

Exterior

• Parking: One-car garage; Driveway providing additional parking (total about 5 parking spaces)
• Security: Carbon monoxide detector(s); Fire alarm
• Utilities: Public water; Public sewer; Electric with circuit breakers; Cable available and connected
• Home design: Single-family residence; Corner lot; Level, cleared and landscaped lot; Lot dimensions approximately 111.2 x 80; Main road frontage about 111.2 feet
• Construction: Aluminum siding and block construction; Block foundation; Asphalt roof; Built in prior years (year built not provided)
• Exterior features: Front porch; Patio; Paved driveway; Outdoor lighting; Vinyl privacy fencing; Shed(s)

Interior

• Kitchen: Galley kitchen; Dishwasher; Electric oven; Refrigerator
• Bedrooms: Three first-floor bedrooms; Bonus room (first floor)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Forced-air heating (natural gas); Window air conditioning units
• Interior features: Paddle fan; Built-in features; Sliding doors; Screens; Double-pane windows; Full basement
• Laundry & utility: Washer; Dryer located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-34 ($-408/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (10.2% below list).
• Recommended offer: $269k (10.2% 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.
• Bethlehem Central School District (suburban): math 70% / reading 74% proficiency, ranked #90 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Slingerlands Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 462 students, 10% FRL); Bethlehem Central Middle School (math 50% / reading 69%, grade B, #161 of 729 statewide, top 24%, 923 students, 14% FRL); Bethlehem Central Senior High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 1,364 students, 13% FRL).
• Market conditions: 70 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k 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 20 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $160k; list at $300k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $269,212 (10.2% 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 1910 — 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: 0.90% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.49%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $352,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Mcmillen Pl	0.40mi	3/1.0 (-1)	1,026 (-2%)	3mo	$345,000	$336	68
15 Groesbeck Pl	0.72mi	3/1.5 (-1)	1,040 (-1%)	10mo	$325,000	$313	52

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-50,669
• Equity at exit: $44,716

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-46,528
• Equity at exit: $25,930

Cash invested: $83,972 (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 12054

• Active inventory: 70
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,692 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$463 /mo · $5,558/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-34

Break-even live

Break-even rent $2,735

Max offer price $293,888

Occupancy floor 96%

Sensitivity live

Price	-10% $136	-5% $51	+0% $-34	+5% $-119	+10% $-204
Rent	-10% $-247	-5% $-140	+0% $-34	+5% $72	+10% $179
Rate	-1.0pp $117	-0.5pp $42	base $-34	+0.5pp $-112	+1.0pp $-191

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   status $299,900 Pending 20 DOM
2. 2026-06-18
   days on market $299,900 Active 20 DOM
3. 2026-06-17
   days on market $299,900 Active 19 DOM
4. 2026-06-16
   days on market $299,900 Active 18 DOM
5. 2026-06-15
   days on market $299,900 Active 17 DOM
6. 2026-06-14
   days on market $299,900 Active 15 DOM
7. 2026-06-10
   days on market $299,900 Active 12 DOM
8. 2026-06-09
   days on market $299,900 Active 11 DOM
9. 2026-06-08
   days on market $299,900 Active 10 DOM
10. 2026-06-07
    days on market $299,900 Active 9 DOM
11. 2026-06-05
    days on market $299,900 Active 6 DOM
12. 2026-06-03
    remarks 687-char remark
13. 2026-06-03
    days on market $299,900 Active 5 DOM
14. 2026-06-02
    days on market $299,900 Active 4 DOM
15. 2026-06-01
    days on market $299,900 Active 3 DOM
16. 2026-05-31
    days on market $299,900 Active 2 DOM
17. 2026-05-29
    listed $299,900 Active
18. 2020-03-06
    soldstatus $159,900 Closed (Final Sale) 460-char remark

    Show marketing remark (460 chars)

    Affordable starter or retirement home offers one-level living right across the street from the rail trail. The library, Tuesday's Farmer's Market and the shops and restaurants of Four Corners are just a short walk away. Amenities include newer roof and replacement windows (approximately 6 years old) formal dining room, wood floors and a pull down attic for extra storage. Slingerlands elementary. Showings begin Saturday, 1/11 after noon. Very Good Condition

19. 2020-01-13
    status Pend (Under Cntr) 460-char remark

    Show marketing remark (460 chars)

    Affordable starter or retirement home offers one-level living right across the street from the rail trail. The library, Tuesday's Farmer's Market and the shops and restaurants of Four Corners are just a short walk away. Amenities include newer roof and replacement windows (approximately 6 years old) formal dining room, wood floors and a pull down attic for extra storage. Slingerlands elementary. Showings begin Saturday, 1/11 after noon. Very Good Condition

20. 2020-01-09
    listed $159,900 New 460-char remark

    Show marketing remark (460 chars)

    Affordable starter or retirement home offers one-level living right across the street from the rail trail. The library, Tuesday's Farmer's Market and the shops and restaurants of Four Corners are just a short walk away. Amenities include newer roof and replacement windows (approximately 6 years old) formal dining room, wood floors and a pull down attic for extra storage. Slingerlands elementary. Showings begin Saturday, 1/11 after noon. Very Good Condition

21. 2015-10-21
    soldstatus $132,500
22. 2015-09-22
    soldstatus $132,500 Closed (Final Sale) 487-char remark

    Show marketing remark (487 chars)

    Motivated seller. Bring all offers. A little TLC will bring back the charm to this conveniently located bungalow. Many updates have already been done including new roof, vinyl windows, updated bathroom & kitchen both w/ceramic tile, and fresh paint throughout. All this situated on a big lot with ample off street parking. Home located in Bethlehem school district. Enjoy the peace & quiet this neighborhood has to offer. Only a walk to the 4 corners. Very Good Condition

23. 2015-06-22
    historical 487-char remark

    Show marketing remark (487 chars)

    Motivated seller. Bring all offers. A little TLC will bring back the charm to this conveniently located bungalow. Many updates have already been done including new roof, vinyl windows, updated bathroom & kitchen both w/ceramic tile, and fresh paint throughout. All this situated on a big lot with ample off street parking. Home located in Bethlehem school district. Enjoy the peace & quiet this neighborhood has to offer. Only a walk to the 4 corners. Very Good Condition

24. 2015-05-29
    listed $1 487-char remark

    Show marketing remark (487 chars)

    Motivated seller. Bring all offers. A little TLC will bring back the charm to this conveniently located bungalow. Many updates have already been done including new roof, vinyl windows, updated bathroom & kitchen both w/ceramic tile, and fresh paint throughout. All this situated on a big lot with ample off street parking. Home located in Bethlehem school district. Enjoy the peace & quiet this neighborhood has to offer. Only a walk to the 4 corners. Very Good Condition

25. 2015-05-25
    historical
26. 2014-11-24
    listed $157,900

ⓘ 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: $5,558 · $463/mo
• Projected year-2 tax: $5,558 · $463/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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $32,305
• − Mortgage interest: −$16,799
• − Property taxes: −$5,558
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$8,724
• Taxable loss: −$5,444
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $898/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: Bethlehem Central School District
• NCES district ID: 3604710
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 74% ▲ 7.00%
• Median HH income: $94,967
• Composite: 65.31/100
• National rank: #488
• State rank: #90 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

• County: Albany County · 196,626 people
• City population: 116,921
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,436
• Household income: $129,583
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 410.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Other Asian/Pacific 2% German/W. Germanic 1% Other Indo-European 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: ▼ -295.31%
• Current HPI: 286.6343
• 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

+89.9% since first listed

10 events — show timeline

• 2026-05-29 Listed $299,900 Global MLS
• 2020-03-06 Sold (MLS) $159,900 Global MLS
• 2020-01-13 Pending — Global MLS
• 2020-01-09 Listed $159,900 Global MLS
• 2015-10-21 Sold (Public Records) $132,500 Public Records
• 2015-09-22 Sold (MLS) $132,500 Global MLS
• 2015-06-22 Listing Removed — Global MLS
• 2015-05-29 Listed $1 Global MLS
• 2015-05-25 Listing Removed — Global MLS
• 2014-11-24 Listed $157,900 Global MLS

Property tax history

+89.2%/yr

Latest (2025): $5,558 · +1.1% YoY. Source: county tax records.