221 Livingston Ave · Albany, NY 12210

$139,900

5 bd · 2.0 ba · 2,665 sqft · MultiFamily public records · 18 Days on market

Built 1891 3,920 sqft lot $52/sqft · 47% below area Est $265k · 47% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

HANDYMAN DUPLEX, needs total renovation, lower level has had some finishing work done as well - LARGE BACK LOT with off street Parking, Gated drive, Back of house has 1CA Garage with Cathedral Ceilings, Bring this back to life to rent or live in, great opportunity for a nice investment, BEING SOLD AS IS

Key facts

• Total renovation
• Cathedral ceilings
• Large lot

Tags

• INVESTMENT POTENTIAL
• TOTAL RENOVATION
• LARGE LOT
• OFF-STREET PARKING
• GATED DRIVEWAY
• CATHEDRAL CEILINGS

Property features AI

Exterior

• Parking: Off-street parking via driveway for 4 vehicles total
• Utilities: Public water; Public sewer
• Home design: Duplex
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.09 acres

Interior

• Bedrooms: Unit 1: 2 bedrooms (first floor); Unit 2: 3 bedrooms (second floor)
• Bathrooms: 2 full bathrooms (one on first floor, one on second floor)
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: Basement with exterior entry and full-height space; Two separate living units (duplex)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $828/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.5% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $3,494/mo this rent would consume 75% 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.50% ✓
• Cap rate: 20.49%
• Cash-on-cash: 50.71%
• DSCR: 3.26
• GRM: 3.3

CMA / ARV

• ARV (median comp): $265,294
• List price: $139,900
• Delta: -47.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Livingston Ave	0.00mi	5/2.0	2,665 (0%)	6mo	$124,900	$47	95
211 Clinton Ave	0.25mi	5/3.0	2,640 (-1%)	4mo	$250,000	$95	80
79 1st St	0.27mi	5/3.0	2,516 (-6%)	8mo	$275,000	$109	68
314-316 Orange St	0.36mi	6/2.0 (+1)	2,475 (-7%)	6mo	$126,000	$51	61
114 Lark St	0.34mi	5/3.0	2,835 (+6%)	11mo	$260,000	$92	60
219 1st St	0.24mi	6/2.0 (+1)	2,328 (-13%)	8mo	$180,000	$77	56
423 Clinton Ave	0.49mi	6/3.0 (+1)	2,616 (-2%)	11mo	$270,000	$103	56
243 Northern Blvd	0.25mi	6/2.0 (+1)	2,944 (+10%)	12mo	$106,000	$36	56
469 Clinton Ave	0.58mi	5/3.0	2,520 (-5%)	6mo	$239,000	$95	55
51 1/2 First St	0.33mi	4/3.5 (-1)	2,975 (+12%)	5mo	$365,000	$123	50
10 Wilkins Ave	0.48mi	6/2.0 (+1)	2,294 (-14%)	1mo	$280,000	$122	48
391 Clinton Ave	0.42mi	6/3.0 (+1)	2,346 (-12%)	14mo	$249,000	$106	40

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: 53.1%
• Equity multiple: 3.48×
• Total profit: $97,000
• Equity at exit: $20,860

10-year hold

• IRR: 59.9%
• Equity multiple: 8.24×
• Total profit: $283,426
• Equity at exit: $12,096

Cash invested: $39,172 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,494 high
• Mortgage (P&I): −$734
• Tax from tax record: −$313 /mo · $3,754/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $1,655

Break-even live

Break-even rent $1,398

Max offer price $139,900

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,494
Total (2 units)			$3,494

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 1st St Albany, NY	4.0	1.5	1773	$1,850	$1.04	43d	1	0.39mi
624 N Pearl St Unit 1st floor Albany, NY	4.0	2.0	1800	$1,950	$1.08	14d	1	1.19mi
257 Quail St Albany, NY	4.0	2.5	2208	$2,800	$1.27	43d	1	1.26mi

Listing history 10 events

1. 2026-06-02
   status $139,900 Pending 18 DOM
2. 2026-06-01
   days on market $139,900 Active 18 DOM
3. 2026-05-31
   days on market $139,900 Active 17 DOM
4. 2026-05-31
   days on market $139,900 Active 16 DOM
5. 2026-05-13
   listed $139,900 Active 287-char remark
6. 2025-12-05
   soldstatus $124,900 Closed 304-char remark

   Show marketing remark (304 chars)

   HANDYMAN DUPLEX, needs total renovation, lower level has had some finishing work done as well - LARGE BACK LOT with off street Parking, Gated drive, Back of house has 1CA Garage with Cathedral Ceilings, Bring this back to life to rent or live in, great opportunity for a nice investment, BEING SOLD AS IS

7. 2025-11-17
   status Pending 304-char remark

   Show marketing remark (304 chars)

   HANDYMAN DUPLEX, needs total renovation, lower level has had some finishing work done as well - LARGE BACK LOT with off street Parking, Gated drive, Back of house has 1CA Garage with Cathedral Ceilings, Bring this back to life to rent or live in, great opportunity for a nice investment, BEING SOLD AS IS

8. 2025-11-01
   listed $124,900 Active 304-char remark

   Show marketing remark (304 chars)

   HANDYMAN DUPLEX, needs total renovation, lower level has had some finishing work done as well - LARGE BACK LOT with off street Parking, Gated drive, Back of house has 1CA Garage with Cathedral Ceilings, Bring this back to life to rent or live in, great opportunity for a nice investment, BEING SOLD AS IS

9. 2017-03-02
   historical
10. 2016-03-01
    listed $90,000 New

ⓘ 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: $3,754 · $313/mo
• Projected year-2 tax: $3,754 · $313/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 · 16 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: $41,928
• − Mortgage interest: −$7,837
• − Property taxes: −$3,754
• − Insurance: −$700
• − Repairs & maintenance: −$3,354
• − Management: −$3,354
• − Depreciation: −$4,070
• Taxable income: $18,859
• Est. tax owed @ 24.0%: −$4,526
• After-tax cash flow: $15,339/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

+55.4% since first listed

7 events — show timeline

• 2026-06-01 Pending — Global MLS
• 2026-05-13 Listed $139,900 Global MLS
• 2025-12-05 Sold (MLS) $124,900 Global MLS
• 2025-11-17 Pending — Global MLS
• 2025-11-01 Listed $124,900 Global MLS
• 2017-03-02 Listing Removed — Global MLS
• 2016-03-01 Listed $90,000 Global MLS

Property tax history

+4.6%/yr

Latest (2025): $3,754 · -2.5% YoY. Source: county tax records.