81 Ten Broeck St · Albany, NY 12210

$774,900

64 bd · 64.0 ba · 4,136 sqft · MultiFamily public records · 83 Days on market

Built 1941 3,049 sqft lot $187/sqft · 6% below area Est $634k · 22% over

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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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 units. confirmed

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

Fully renovated 8-unit income-producing apartment building located in Albany's Historic Ten Broeck Triangle with all separate utilities! Each unit has its own Navien high efficiency on-demand hot water tank. Gorgeous original details, crown moldings, full floor mirrors, hardwood floors, soaring ceilings & MORE! Building consists of 7 1 bedroom/ 1 bath and 1 studio apartments. Solid surface countertops, wood cabinets, & marble fireplaces. Don't miss out on this incredible opportunity to add this turnkey, low maintenance asset to your portfolio!

Key facts

• Separate utilities
• Fully occupied
• Hardwood floors

Tags

• SEPARATE UTILITIES
• SOLID SURFACE COUNTERTOPS
• MARBLE FIREPLACES
• HARDWOOD FLOORS
• FULLY OCCUPIED
• TURNKEY

What this means for you Summary

Snapshot

• This is a 7×1bd/1ba + 1×?bd/1ba units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $387/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $775k).
• Recommended offer: $728k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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.
• 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 $10,871/mo this rent would consume 234% 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 $5k of loan paydown is wiped out by about $23k 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 $217k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 $140k; list at $775k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $728,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.40% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 5.9

CMA / ARV

• ARV (median comp): $634,088
• List price: $774,900
• Delta: 22.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.86% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.53×
• Total profit: $115,971
• Equity at exit: $115,540

10-year hold

• IRR: 24.6%
• Equity multiple: 3.54×
• Total profit: $551,092
• Equity at exit: $66,999

Cash invested: $216,972 (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 12210

• Home prices YoY: -2.3%
• Rents YoY: 6.9%
• Active inventory: 70
• Price-to-rent: 47.8×

Monthly cashflow live

• Estimated rent: $10,871 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$1,102 /mo · $13,220/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,283
• Net cashflow: $3,100

Break-even live

Break-even rent $6,947

Max offer price $774,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$9,457
1× unit	0	1	$1,416
Total (8 units)			$10,871

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: $193,725
• Closing costs: $23,247
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $774,900 Active 83 DOM
2. 2026-06-17
   days on market $774,900 Active 82 DOM
3. 2026-06-16
   days on market $774,900 Active 81 DOM
4. 2026-06-15
   days on market $774,900 Active 80 DOM
5. 2026-06-14
   days on market $774,900 Active 78 DOM
6. 2026-06-10
   days on market $774,900 Active 75 DOM
7. 2026-06-08
   days on market $774,900 Active 73 DOM
8. 2026-06-07
   days on market $774,900 Active 72 DOM
9. 2026-06-03
   days on market $774,900 Active 68 DOM
10. 2026-06-02
    days on market $774,900 Active 67 DOM
11. 2026-06-01
    days on market $774,900 Active 66 DOM
12. 2026-05-31
    days on market $774,900 Active 65 DOM
13. 2026-05-31
    days on market $774,900 Active 64 DOM
14. 2026-05-13
    price $774,900 561-char remark

    Show marketing remark (561 chars)

    Fully renovated 8-unit income-producing apartment building located in Albany's Historic Ten Broeck Triangle with all separate utilities! Each unit has its own Navien high efficiency on-demand hot water tank. Gorgeous original details, crown moldings, full floor mirrors, hardwood floors, soaring ceilings & MORE! Building consists of 7 1 bedroom/ 1 bath and 1 studio apartments. Solid surface countertops, wood cabinets, & marble fireplaces. Don't miss out on this incredible opportunity to add this turnkey, low maintenance asset to your portfolio!

15. 2026-03-27
    listed $799,900 Active 561-char remark

    Show marketing remark (561 chars)

    Fully renovated 8-unit income-producing apartment building located in Albany's Historic Ten Broeck Triangle with all separate utilities! Each unit has its own Navien high efficiency on-demand hot water tank. Gorgeous original details, crown moldings, full floor mirrors, hardwood floors, soaring ceilings & MORE! Building consists of 7 1 bedroom/ 1 bath and 1 studio apartments. Solid surface countertops, wood cabinets, & marble fireplaces. Don't miss out on this incredible opportunity to add this turnkey, low maintenance asset to your portfolio!

16. 2023-11-09
    historical $950
17. 2023-10-07
    listed $950
18. 2023-09-30
    historical $950
19. 2023-09-15
    listed $950
20. 2022-08-29
    price $950
21. 2015-11-17
    soldstatus $140,000
22. 2015-11-10
    soldstatus $140,000
23. 2011-09-06
    historical
24. 2011-03-04
    listed $214,000
25. 2010-05-26
    historical
26. 2010-03-16
    listed $199,000
27. 2010-03-12
    historical
28. 2009-09-08
    listed $199,900
29. 2009-01-14
    historical
30. 2008-07-23
    listed $265,900
31. 2005-10-09
    soldstatus $155,000
32. 2004-08-20
    soldstatus $145,000
33. 2004-07-24
    soldstatus $145,000
34. 2004-06-24
    historical
35. 2004-05-19
    listed $144,900

ⓘ 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: $13,220 · $1,102/mo
• Projected year-2 tax: $13,220 · $1,102/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 3/10 Moderate
• 🌡 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: $130,452
• − Mortgage interest: −$43,406
• − Property taxes: −$13,220
• − Insurance: −$3,874
• − Repairs & maintenance: −$10,436
• − Management: −$10,436
• − Depreciation: −$22,543
• Taxable income: $26,537
• Est. tax owed @ 24.0%: −$6,369
• After-tax cash flow: $30,830/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

+434.8% since first listed

22 events — show timeline

• 2026-05-13 Price Changed $774,900 Global MLS
• 2026-03-27 Listed $799,900 Global MLS
• 2023-11-09 Rental Removed $950 APPFOLIO
• 2023-10-07 Listed for Rent $950 APPFOLIO
• 2023-09-30 Rental Removed $950 APPFOLIO
• 2023-09-15 Listed for Rent $950 APPFOLIO
• 2022-08-29 Price Changed $950 APPFOLIO
• 2015-11-17 Sold (Public Records) $140,000 Public Records
• 2015-11-10 Sold (Public Records) $140,000 Public Records
• 2011-09-06 Listing Removed — Global MLS
• 2011-03-04 Listed $214,000 Global MLS
• 2010-05-26 Listing Removed — Global MLS
• 2010-03-16 Listed $199,000 Global MLS
• 2010-03-12 Listing Removed — Global MLS
• 2009-09-08 Listed $199,900 Global MLS
• 2009-01-14 Listing Removed — Global MLS
• 2008-07-23 Listed $265,900 Global MLS
• 2005-10-09 Sold (Public Records) $155,000 Public Records
• 2004-08-20 Sold (Public Records) $145,000 Public Records
• 2004-07-24 Sold (MLS) $145,000 Global MLS
• 2004-06-24 Listing Removed — Global MLS
• 2004-05-19 Listed $144,900 Global MLS

Property tax history

+6.2%/yr

Latest (2025): $13,220 · +4.8% YoY. Source: county tax records.