52 Park Ave · Albany, NY 12202

$339,777

6 bd · 3.0 ba · 3,300 sqft · MultiFamily public records · 55 Days on market

Built 1866 2,613 sqft lot $103/sqft · 37% below area Est $543k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

EXCELLENT INVESTMENT. ALL SEP UTILITIES, 3 NEW FURNACES, NEW H20 TANKS, ELEC & PLUMB UPDATED. NICE FLATS W/HDW FLS. OFF STREET PARKING FOR 2 CARS. THIS IS A MONEY MAKER. CALL BRENT @ 376-1402 TO SHOW. Excellent Condition

Key facts

• Roof improvement
• Historic location
• Strong curb appeal

Tags

• OVERLOOKS A WONDERFUL PARK
• ORIGINAL DETAIL REMAINS
• STRONG CURB APPEAL
• HISTORIC LOCATION
• ROOF IMPROVEMENT
• FULL DECK REPLACEMENT

Property features AI

Finance

• Financial info: Three-unit investment property; tenants pay trash collection, heat, internet, cable TV, electricity, and gas; owner pays water and sewer

Exterior

• Parking: Two off-street parking spaces
• Utilities: Public water; Public sewer
• Home design: Triplex; Three separate floor-level units (1st, 2nd, 3rd)
• Construction: Stone construction
• Exterior features: Rubber roof; Lot dimensions approximately 22.1 x 109

Interior

• Kitchen: Each unit includes one kitchen
• Bedrooms: Each unit has 2 bedrooms (Unit 1 on 1st floor, Unit 2 on 2nd floor, Unit 3 on 3rd floor)
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: Three full bathrooms total — one full bath per unit (located on 1st, 2nd, and 3rd floors)
• Heating & cooling: Baseboard heating; Hot water heating; Natural gas
• Interior features: Unfinished basement; Wood and laminate flooring
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $340k).
• Recommended offer: $330k (3.0% below list) — sets the bar for market timing.

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 (+8.7%/yr); 58 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k 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 $95k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 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 $188k; list at $340k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1866 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $329,583 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1866 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.41% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.10%
• DSCR: 1.76
• GRM: 5.9

CMA / ARV

• ARV (median comp): $542,732
• List price: $339,777
• Delta: -37.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Eagle St	0.08mi	6/4.0	2,904 (-12%)	4mo	$413,000	$142	69
339 Madison Ave	0.45mi	6/3.0	3,024 (-8%)	7mo	$335,000	$111	59
140 Grand St	0.15mi	6/3.0	2,880 (-13%)	17mo	$280,000	$97	57
56 3rd Ave	0.36mi	6/3.0	2,880 (-13%)	9mo	$255,000	$89	55
288 Morton Ave	0.53mi	6/4.0	2,973 (-10%)	1mo	$353,000	$119	54
35 Elm St	0.18mi	6/4.0	2,880 (-13%)	19mo	$385,000	$134	50
115.5 Lancaster St	0.56mi	5/3.5 (-1)	3,104 (-6%)	8mo	$475,000	$153	50
137 Clinton St	0.45mi	6/6.0	3,264 (-1%)	19mo	$395,424	$121	49
224 Delaware Ave	0.67mi	7/4.0 (+1)	3,196 (-3%)	10mo	$300,000	$94	46
31 Dana Ave	0.73mi	6/3.0	3,216 (-2%)	20mo	$305,000	$95	45
82 Chestnut St	0.60mi	5/4.0 (-1)	3,036 (-8%)	21mo	$505,000	$166	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: 39.6%
• Equity multiple: 4.12×
• Total profit: $296,880
• Equity at exit: $306,098

10-year hold

• IRR: 36.1%
• Equity multiple: 10.14×
• Total profit: $869,371
• Equity at exit: $660,112

Cash invested: $95,138 (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: 17.7×

Monthly cashflow live

• Estimated rent: $4,795 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$509 /mo · $6,104/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,007
• Net cashflow: $1,356

Break-even live

Break-even rent $3,079

Max offer price $339,777

Occupancy floor 67%

Sensitivity live

Price	-10% $1,548	-5% $1,452	+0% $1,356	+5% $1,260	+10% $1,164
Rent	-10% $977	-5% $1,167	+0% $1,356	+5% $1,545	+10% $1,735
Rate	-1.0pp $1,527	-0.5pp $1,442	base $1,356	+0.5pp $1,268	+1.0pp $1,178

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,794
Total (3 units)			$4,795

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: $84,944
• Closing costs: $10,193
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $339,777 Active 55 DOM
2. 2026-06-17
   days on market $339,777 Active 54 DOM
3. 2026-06-16
   days on market $339,777 Active 53 DOM
4. 2026-06-15
   days on market $339,777 Active 52 DOM
5. 2026-06-14
   days on market $339,777 Active 50 DOM
6. 2026-06-10
   days on market $339,777 Active 47 DOM
7. 2026-06-08
   days on market $339,777 Active 45 DOM
8. 2026-06-07
   days on market $339,777 Active 44 DOM
9. 2026-06-03
   days on market $339,777 Active 40 DOM
10. 2026-06-02
    days on market $339,777 Active 39 DOM
11. 2026-06-01
    days on market $339,777 Active 38 DOM
12. 2026-05-31
    days on market $339,777 Active 37 DOM
13. 2026-05-31
    days on market $339,777 Active 36 DOM
14. 2026-05-04
    historical Contingent 1541-char remark
15. 2026-04-24
    listed $339,777 Active 1541-char remark
16. 2007-08-14
    soldstatus $188,000
17. 2003-11-21
    soldstatus $121,000
18. 2003-08-28
    soldstatus $121,000 224-char remark

    Show marketing remark (224 chars)

    EXCELLENT INVESTMENT. ALL SEP UTILITIES, 3 NEW FURNACES, NEW H20 TANKS, ELEC & PLUMB UPDATED. NICE FLATS W/HDW FLS. OFF STREET PARKING FOR 2 CARS. THIS IS A MONEY MAKER. CALL BRENT @ 376-1402 TO SHOW. Excellent Condition

19. 2003-03-31
    listed $115,000 224-char remark

    Show marketing remark (224 chars)

    EXCELLENT INVESTMENT. ALL SEP UTILITIES, 3 NEW FURNACES, NEW H20 TANKS, ELEC & PLUMB UPDATED. NICE FLATS W/HDW FLS. OFF STREET PARKING FOR 2 CARS. THIS IS A MONEY MAKER. CALL BRENT @ 376-1402 TO SHOW. Excellent Condition

ⓘ 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: $6,104 · $509/mo
• Projected year-2 tax: $6,104 · $509/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: $57,540
• − Mortgage interest: −$19,033
• − Property taxes: −$6,104
• − Insurance: −$1,699
• − Repairs & maintenance: −$4,603
• − Management: −$4,603
• − Depreciation: −$9,884
• Taxable income: $11,614
• Est. tax owed @ 24.0%: −$2,787
• After-tax cash flow: $13,485/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

+195.5% since first listed

7 events — show timeline

• 2026-05-28 Relisted — Global MLS
• 2026-05-04 Contingent — Global MLS
• 2026-04-24 Listed $339,777 Global MLS
• 2007-08-14 Sold (Public Records) $188,000 Public Records
• 2003-11-21 Sold (Public Records) $121,000 Public Records
• 2003-08-28 Sold (MLS) $121,000 Global MLS
• 2003-03-31 Listed $115,000 Global MLS

Property tax history

-0.1%/yr

Latest (2025): $6,104 · +4.6% YoY. Source: county tax records.