95 Clinton Ave · Albany, NY 12210

$320,000

12 bd · 12.0 ba · 3,864 sqft · MultiFamily public records · 61 Days on market

Built 1920 3,049 sqft lot ↓ 9% since listing

---

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 +7.5/15.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +2.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 3 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4 Unit Investment Property Brick Row House with 9% Cap Rate (See attached Proforma) situated within the Ten Broeck Triangle. Separate Utilities EXCEPT 2nd & 3rd Fl Share hw heater Seller pays for. Owner also chooses to pay the heat for these 2 units when in fact there are separate ghwbb systems and can be rented that way with little effort. (will then increase Cap Rate if separated). Seller also is selling four additional 2-4 Family brick buildings next door (85, 87, 89, 91) with a vacant lot (93). Buildings do need complete renovations, some more so than others. Seller will consider sale of ALL properties together at discounted price. (See attached list) All have off street parking. No in-person showings View attached Matterport Video and photos. Floor Plans there as well.

Key facts

• Strong rental demand
• On-street parking
• Four-unit row house

Tags

• FOUR-UNIT ROW HOUSE
• SEPARATELY METERED UNITS
• ON-STREET PARKING
• WALKABLE SURROUNDINGS
• EASY ACCESS TO BUS LINE
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/4.0-bath units multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $707/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $320k).
• Recommended offer: $301k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 (+6.9%/yr); 70 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $5,893/mo this rent would consume 127% of the median local household income ($56k/yr) (locally 1211% 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 $2k of loan paydown is wiped out by about $10k 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 + 6.9% rent growth), your $90k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $300,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.84% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.39%
• DSCR: 2.26
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $1,097,376
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 State St	0.47mi	11/10.5 (-1)	4,056 (+5%)	15mo	$1,150,000	$284	46

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 · 6.86% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.20×
• Total profit: $107,216
• Equity at exit: $47,713

10-year hold

• IRR: 37.2%
• Equity multiple: 5.17×
• Total profit: $374,016
• Equity at exit: $27,668

Cash invested: $89,600 (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 12210

• Home prices YoY: -2.3%
• Rents YoY: 6.9%
• Active inventory: 70
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $5,893 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$724 /mo · $8,691/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,238
• Net cashflow: $2,120

Break-even live

Break-even rent $3,210

Max offer price $320,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	4	$5,892
Total (3 units)			$5,893

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-01-23
   status Pending
2. 2025-11-23
   listed $320,000 Active
3. 2024-08-07
   historical $995
4. 2024-07-26
   listed $995
5. 2024-07-22
   historical $995
6. 2024-07-05
   listed $995
7. 2023-08-08
   historical $1,300
8. 2022-06-08
   status Pending 804-char remark

   Show marketing remark (804 chars)

   4 Unit Investment Property Brick Row House with 9% Cap Rate (See attached Proforma) situated within the Ten Broeck Triangle. Separate Utilities EXCEPT 2nd & 3rd Fl Share hw heater Seller pays for. Owner also chooses to pay the heat for these 2 units when in fact there are separate ghwbb systems and can be rented that way with little effort. (will then increase Cap Rate if separated). Seller also is selling four additional 2-4 Family brick buildings next door (85, 87, 89, 91) with a vacant lot (93). Buildings do need complete renovations, some more so than others. Seller will consider sale of ALL properties together at discounted price. (See attached list) All have off street parking. No in-person showings View attached Matterport Video and photos. Floor Plans there as well.

9. 2022-06-03
   price $300,000 804-char remark

   Show marketing remark (804 chars)

   4 Unit Investment Property Brick Row House with 9% Cap Rate (See attached Proforma) situated within the Ten Broeck Triangle. Separate Utilities EXCEPT 2nd & 3rd Fl Share hw heater Seller pays for. Owner also chooses to pay the heat for these 2 units when in fact there are separate ghwbb systems and can be rented that way with little effort. (will then increase Cap Rate if separated). Seller also is selling four additional 2-4 Family brick buildings next door (85, 87, 89, 91) with a vacant lot (93). Buildings do need complete renovations, some more so than others. Seller will consider sale of ALL properties together at discounted price. (See attached list) All have off street parking. No in-person showings View attached Matterport Video and photos. Floor Plans there as well.

10. 2022-05-23
    listed $350,000 Active 804-char remark

    Show marketing remark (804 chars)

    4 Unit Investment Property Brick Row House with 9% Cap Rate (See attached Proforma) situated within the Ten Broeck Triangle. Separate Utilities EXCEPT 2nd & 3rd Fl Share hw heater Seller pays for. Owner also chooses to pay the heat for these 2 units when in fact there are separate ghwbb systems and can be rented that way with little effort. (will then increase Cap Rate if separated). Seller also is selling four additional 2-4 Family brick buildings next door (85, 87, 89, 91) with a vacant lot (93). Buildings do need complete renovations, some more so than others. Seller will consider sale of ALL properties together at discounted price. (See attached list) All have off street parking. No in-person showings View attached Matterport Video and photos. Floor Plans there as well.

ⓘ 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: $8,691 · $724/mo
• Projected year-2 tax: $8,691 · $724/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: $70,716
• − Mortgage interest: −$17,925
• − Property taxes: −$8,691
• − Insurance: −$1,600
• − Repairs & maintenance: −$5,657
• − Management: −$5,657
• − Depreciation: −$9,309
• Taxable income: $21,876
• Est. tax owed @ 24.0%: −$5,250
• After-tax cash flow: $20,187/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): 10,297
• Household income: $55,843
• Rent vs Own: 75.3% rent · 24.7% own
• Severe rent burden: 1211.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 44% Black 41% Two or more races 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 89% English-only · Spanish 3% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -5.92%
• Current HPI: 252.3084
• Rent YoY: ▲ 6.86%
• 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

-8.6% since first listed

10 events — show timeline

• 2026-01-23 Pending — Global MLS
• 2025-11-23 Listed $320,000 Global MLS
• 2024-08-07 Rental Removed $995 LEASESTAR
• 2024-07-26 Listed for Rent $995 LEASESTAR
• 2024-07-22 Rental Removed $995 LEASESTAR
• 2024-07-05 Listed for Rent $995 LEASESTAR
• 2023-08-08 Rental Removed $1,300 LEASESTAR
• 2022-06-08 Pending — Global MLS
• 2022-06-03 Price Changed $300,000 Global MLS
• 2022-05-23 Listed $350,000 Global MLS

Property tax history

+7.1%/yr

Latest (2025): $8,691 · -11.8% YoY. Source: county tax records.