267 Broadway · Menands, NY 12204

$80,000

1 bd · 1.0 ba · 553 sqft · SingleFamily public records · 39 Days on market

Built 1920 2,613 sqft lot Est $70k · 14% over

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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
• Schools +4.8/10.0
• Appreciation +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks

Great investment opportunity in the Village of Menands. Exterior improvements already completed with new roof, siding, and windows, giving this property a strong head start. Interior is ready to be finished to your vision, making it ideal for investors, flippers, or contractors. Bring your ideas and unlock this property's full potential. Conveniently located near major highways, Albany, shopping, and amenities. Sold as-is. Cash only.

Key facts

• New siding
• New roof
• New windows

Tags

• INVESTMENT OPPORTUNITY
• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• INTERIOR READY TO BE FINISHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#153 in NY, #2,392 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A; Watch: amenities F, cost of living D-.
• Menands Union Free School District (suburban): math 55% / reading 50% proficiency, ranked #392 of 755 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k 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 (-1.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1920 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.78% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.91%
• DSCR: 2.24
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $70,231
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
267 Broadway	0.00mi	1/1.0	553 (0%)	1mo	$70,000	$127	100

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

Projected returns pro-forma

-1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.07×
• Total profit: $23,999
• Equity at exit: $15,890

10-year hold

• IRR: 30.8%
• Equity multiple: 4.00×
• Total profit: $67,182
• Equity at exit: $13,917

Cash invested: $22,400 (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 12204

• Home prices YoY: -0.7%
• Active inventory: 24
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$420
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $521

Break-even live

Break-even rent $764

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $566	-5% $544	+0% $521	+5% $498	+10% $476
Rent	-10% $409	-5% $465	+0% $521	+5% $577	+10% $634
Rate	-1.0pp $561	-0.5pp $541	base $521	+0.5pp $500	+1.0pp $479

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Mac Donald Cir Menands, NY	2.0	1.0	501	$1,430	$2.85	14d	1	0.09mi
587 Broadway Menands, NY	2.0	1.0	741	$1,395	$1.88	14d	1	1.02mi
610 Broadway Apt 3 Menands, NY	1.0	1.0	700	$1,450	$2.07	24d	1	1.16mi
610 Broadway Unit 4 Watervliet, NY	1.0	1.0	620	$1,450	$2.34	24d	1	1.16mi
221 Stow Ave Troy, NY	1.0–2.0	1.0	825	$1,281	$1.55	24d	1	1.34mi

Listing history 7 events

1. 2026-04-20
   status Pending
2. 2026-03-12
   listed $80,000 Active
3. 2015-08-12
   soldstatus $130,000
4. 2010-07-01
   historical
5. 2009-12-02
   listed $98,900
6. 2009-12-02
   historical
7. 2009-07-28
   listed $69,900

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,087
• − Mortgage interest: −$4,481
• − Property taxes: −$1,812
• − Insurance: −$400
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,327
• Taxable income: $5,333
• Est. tax owed @ 24.0%: −$1,280
• After-tax cash flow: $4,973/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: Menands Union Free School District
• NCES district ID: 3618990
• Math proficiency: 55% ▲ 10.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $58,408
• Composite: 47.59/100
• National rank: #4952
• State rank: #392 of 755 in NY

Livability — Menands

• Score: 78/100
• State rank: #153
• US rank: #2392

Category grades

Amenities F Commute A Cost of living D- Crime A Employment B Housing A+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Menands, NY
• City population: 8,423
• Population (ZIP): 8,423

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Black 29% Asian 8% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 8% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 3% Other Asian/Pacific 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: ▼ -1.91%
• Current HPI: 264.5536
• Rent YoY: —
• Metro: —
• 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

+14.4% since first listed

7 events — show timeline

• 2026-04-20 Pending — Global MLS
• 2026-03-12 Listed $80,000 Global MLS
• 2015-08-12 Sold (Public Records) $130,000 Public Records
• 2010-07-01 Listing Removed — Global MLS
• 2009-12-02 Listing Removed — Global MLS
• 2009-12-02 Listed $98,900 Global MLS
• 2009-07-28 Listed $69,900 Global MLS

Property tax history

+1.8%/yr

Latest (2025): $1,812 · +2.7% YoY. Source: county tax records.