469 Orange St · Albany, NY 12206

$109,999

4 bd · 1.5 ba · 1,470 sqft · Townhouse public records · 34 Days on market

Built 1900 1,742 sqft lot $75/sqft · at area comps Est $106k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.7/15.0
• 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

Attention Investors !! Looking to start or add to your business portfolio this single family is. A 3 Bedrooms 1 and half bathrooms This is a must see. Proof of funding before any appointments are confirmed. Sold as is.

Key facts

• 1,742 sq ft lot
• Built 1900
• Listed 34 days

Property features AI

Exterior

• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: 100 amp electric service with circuit breakers; Public water; Public sewer; Cable available and connected
• Home design: Single family residence; Updated/remodeled; Block foundation; Lot dimensions approximately 20.8 x 80; Lot about 0.04 acres
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Asphalt roof; Back yard fencing; Level lot

Interior

• Kitchen: ENERGY STAR qualified appliances; Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the second level
• Flooring: Laminate
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas
• Interior features: High-speed Internet; Built-in features; ENERGY STAR qualified doors; Blinds; ENERGY STAR qualified windows
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: Rents rising fast (+5.4%/yr); 89 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,699 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1900 — 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: 1.93% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.35%
• DSCR: 2.53
• GRM: 4.3

CMA / ARV

• ARV (median comp): $105,706
• List price: $109,999
• Delta: 4.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 State St Unit 5E	0.51mi	3/2.0 (-1)	1,498 (+2%)	12mo	$395,000	$264	56

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: 32.5%
• Equity multiple: 2.42×
• Total profit: $43,584
• Equity at exit: $16,401

10-year hold

• IRR: 40.9%
• Equity multiple: 5.31×
• Total profit: $132,868
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.3×

Monthly cashflow live

• Estimated rent: $2,128 high
• Mortgage (P&I): −$577
• Tax from tax record: −$177 /mo · $2,120/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $882

Break-even live

Break-even rent $1,012

Max offer price $109,999

Occupancy floor 54%

Sensitivity live

Price	-10% $944	-5% $913	+0% $882	+5% $851	+10% $819
Rent	-10% $714	-5% $798	+0% $882	+5% $966	+10% $1,050
Rate	-1.0pp $937	-0.5pp $910	base $882	+0.5pp $853	+1.0pp $824

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Western Ave Albany, NY	3.0	1.0	1428	$1,800	$1.26	15d	1	0.39mi
282 Livingston Ave Albany, NY	3.0	1.5	1464	$2,400	$1.64	24d	1	0.44mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	24d	1	0.44mi
178 Western Ave Unit 3 Albany, NY	3.0	1.0	1500	$1,725	$1.15	15d	1	0.47mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	44d	1	0.49mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	24d	1	0.54mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	24d	1	0.55mi
58 Elberon Pl Apt 2 Albany, NY	4.0	1.0	1250	$2,200	$1.76	44d	1	0.55mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$2,000	$1.57	44d	1	0.59mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	15d	1	0.61mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	15d	1	0.61mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	24d	1	0.63mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	24d	1	0.63mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	15d	10	0.65mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	0.65mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	15d	1	0.70mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	24d	1	0.76mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	24d	1	0.77mi
9 St Josephs Ter Albany, NY	3.0	2.0	1000	$1,850	$1.85	44d	1	0.86mi
32 1st St Albany, NY	4.0	1.5	1773	$1,850	$1.04	44d	1	0.86mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	24d	1	0.88mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	44d	1	0.88mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	44d	1	0.91mi
673 Myrtle Ave Albany, NY	4.0	1.0	1076	$2,400	$2.23	22d	1	0.92mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	24d	1	0.98mi
4 Irving St Unit 2nd Floor Albany, NY	3.0	1.0	1000	$1,695	$1.70	44d	1	0.99mi
201 Park Ave Unit 10 Albany, NY	3.0	2.0	1600	$2,100	$1.31	44d	1	1.02mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	15d	1	1.08mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	24d	1	1.08mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	44d	1	1.08mi
52 Grove Ave Albany, NY	4.0	1.0	1200	$2,200	$1.83	22d	1	1.25mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	44d	1	1.26mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	15d	1	1.27mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	44d	1	1.34mi
119 Grand St Albany, NY	3.0	1.0	1600	$1,300	$0.81	44d	1	1.35mi
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	24d	1	1.40mi
168 S Pearl St Albany, NY	3.0	1.5	1044	$1,800	$1.72	24d	1	1.42mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	44d	1	1.48mi
78 S Pine Ave Unit 2 Albany, NY	3.0	1.5	1541	$2,350	$1.52	15d	1	1.49mi

Listing history 26 events

1. 2026-06-16
   statusdays on market $109,999 Pending 34 DOM
2. 2026-06-15
   days on market $109,999 Active 33 DOM
3. 2026-06-14
   days on market $109,999 Active 31 DOM
4. 2026-06-10
   days on market $109,999 Active 28 DOM
5. 2026-06-08
   days on market $109,999 Active 26 DOM
6. 2026-06-07
   days on market $109,999 Active 25 DOM
7. 2026-06-03
   days on market $109,999 Active 21 DOM
8. 2026-06-02
   days on market $109,999 Active 20 DOM
9. 2026-06-01
   days on market $109,999 Active 19 DOM
10. 2026-05-31
    days on market $109,999 Active 18 DOM
11. 2026-05-31
    days on market $109,999 Active 17 DOM
12. 2026-05-13
    listed $109,999 Active 220-char remark
13. 2025-10-28
    status Pending
14. 2025-10-28
    historical
15. 2025-10-14
    listed $89,999 Active
16. 2025-07-08
    historical
17. 2025-04-29
    listed $89,999 Active
18. 2025-04-12
    historical
19. 2025-01-06
    listed $89,999 Active
20. 2021-03-19
    soldstatus $55,000
21. 2005-03-09
    soldstatus $68,000
22. 2004-12-29
    soldstatus $20,000
23. 2004-04-17
    soldstatus $20,000
24. 2004-02-17
    historical
25. 2003-06-05
    listed $22,500
26. 2001-04-26
    soldstatus $39,500

ⓘ 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: $2,120 · $177/mo
• Projected year-2 tax: $2,120 · $177/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 · 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: $25,536
• − Mortgage interest: −$6,162
• − Property taxes: −$2,120
• − Insurance: −$550
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$3,200
• Taxable income: $9,418
• Est. tax owed @ 24.0%: −$2,260
• After-tax cash flow: $8,320/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

+178.5% since first listed

16 events — show timeline

• 2026-06-16 Pending — Global MLS
• 2026-05-13 Listed $109,999 Global MLS
• 2025-10-28 Pending — Global MLS
• 2025-10-28 Listing Removed — Global MLS
• 2025-10-14 Listed $89,999 Global MLS
• 2025-07-08 Listing Removed — Global MLS
• 2025-04-29 Listed $89,999 Global MLS
• 2025-04-12 Listing Removed — Global MLS
• 2025-01-06 Listed $89,999 Global MLS
• 2021-03-19 Sold (Public Records) $55,000 Public Records
• 2005-03-09 Sold (Public Records) $68,000 Public Records
• 2004-12-29 Sold (Public Records) $20,000 Public Records
• 2004-04-17 Sold (MLS) $20,000 Global MLS
• 2004-02-17 Listing Removed — Global MLS
• 2003-06-05 Listed $22,500 Global MLS
• 2001-04-26 Sold (Public Records) $39,500 Public Records

Property tax history

-3.0%/yr

Latest (2025): $2,120 · -8.0% YoY. Source: county tax records.