273 Western Ave · Albany, NY 12203

$395,000

6 bd · 3.0 ba · 3,888 sqft · MultiFamily public records · 156 Days on market

Built 1890 2,178 sqft lot Est $393k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.2/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

What an opportunity to own a rare, Recently remodeled, 3 Family house, in the heart of the student area of Albany. Market rents should be $1650 ($550per bed, currently $500 per bed) All Apartments leased. Close to everything Pine Hills Neighborhood has to offer. Right on bus line. Coin Operated washer and dryers included in sale. Locally and professionally managed. Management willing to stay on for new owners

Key facts

• Recently remodeled
• New roof
• 2,178 sq ft lot

Tags

• RECENTLY REMODELED
• PINE HILLS NEIGHBORHOOD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $500/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $395k).
• Recommended offer: $348k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+1.9%/yr); 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $5,894/mo this rent would consume 85% of the median local household income ($83k/yr) (locally 1704% 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 $3k of loan paydown is wiped out by about $12k 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 + 1.9% rent growth), your $111k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y ago; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $347,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% 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 1890 — 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: 1.49% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.26%
• DSCR: 1.72
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $392,688
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
487 Washington Ave	0.28mi	6/4.0	3,564 (-8%)	7mo	$360,000	$101	63
475 Hamilton St	0.13mi	6/2.0	3,320 (-15%)	5mo	$275,000	$83	62
866 Madison Ave	0.23mi	6/5.0	3,424 (-12%)	6mo	$377,000	$110	57

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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $25,073
• Equity at exit: $58,896

10-year hold

• IRR: 14.2%
• Equity multiple: 2.08×
• Total profit: $119,161
• Equity at exit: $34,152

Cash invested: $110,600 (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 12203

• Home prices YoY: -31.0%
• Rents YoY: 1.9%
• Active inventory: 124
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $5,894 high
• Mortgage (P&I): −$2,071
• Tax from tax record: −$921 /mo · $11,055/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,238
• Net cashflow: $1,499

Break-even live

Break-even rent $3,997

Max offer price $395,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$5,895
Total (3 units)			$5,894

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
69 Winthrop Ave Albany, NY	6.0	2.0	2800	$2,795	$1.00	23d	1	0.97mi

Listing history 33 events

1. 2026-04-15
   status Pending
2. 2026-01-07
   price $395,000
3. 2026-01-07
   status Active
4. 2025-11-28
   price $409,000
5. 2025-11-18
   status Active
6. 2025-11-12
   status Pending
7. 2025-11-12
   historical
8. 2025-11-12
   status Active
9. 2025-11-08
   historical
10. 2025-09-10
    listed $430,000 Active
11. 2021-11-03
    soldstatus $375,000
12. 2021-10-27
    soldstatus $375,000 Closed (Final Sale) 413-char remark

    Show marketing remark (413 chars)

    What an opportunity to own a rare, Recently remodeled, 3 Family house, in the heart of the student area of Albany. Market rents should be $1650 ($550per bed, currently $500 per bed) All Apartments leased. Close to everything Pine Hills Neighborhood has to offer. Right on bus line. Coin Operated washer and dryers included in sale. Locally and professionally managed. Management willing to stay on for new owners

13. 2021-07-01
    status Pend (Under Cntr) 413-char remark

    Show marketing remark (413 chars)

    What an opportunity to own a rare, Recently remodeled, 3 Family house, in the heart of the student area of Albany. Market rents should be $1650 ($550per bed, currently $500 per bed) All Apartments leased. Close to everything Pine Hills Neighborhood has to offer. Right on bus line. Coin Operated washer and dryers included in sale. Locally and professionally managed. Management willing to stay on for new owners

14. 2021-05-06
    listed $399,000 New 413-char remark

    Show marketing remark (413 chars)

    What an opportunity to own a rare, Recently remodeled, 3 Family house, in the heart of the student area of Albany. Market rents should be $1650 ($550per bed, currently $500 per bed) All Apartments leased. Close to everything Pine Hills Neighborhood has to offer. Right on bus line. Coin Operated washer and dryers included in sale. Locally and professionally managed. Management willing to stay on for new owners

15. 2014-12-24
    soldstatus $250,000
16. 2013-11-25
    soldstatus $107,500 478-char remark

    Show marketing remark (478 chars)

    This is a HOMEPATH.com see "D" for offer instructions. What a wonderful location in downtown Albany at the COLLEGE COMMUNITY area. Public Transportation at the front door. Spacious living room-dining room combinations, work in kitchens, enclosed rear wood built porches and a full basement. Wood flooring throughout. All brick structure. One boiler heats all units, house meter, separate electric & gas. EZ 2C anytime~! Last sold 2006 $195,000.00 -- Fair Condition

17. 2013-10-24
    historical 478-char remark

    Show marketing remark (478 chars)

    This is a HOMEPATH.com see "D" for offer instructions. What a wonderful location in downtown Albany at the COLLEGE COMMUNITY area. Public Transportation at the front door. Spacious living room-dining room combinations, work in kitchens, enclosed rear wood built porches and a full basement. Wood flooring throughout. All brick structure. One boiler heats all units, house meter, separate electric & gas. EZ 2C anytime~! Last sold 2006 $195,000.00 -- Fair Condition

18. 2013-04-11
    listed $115,000 478-char remark

    Show marketing remark (478 chars)

    This is a HOMEPATH.com see "D" for offer instructions. What a wonderful location in downtown Albany at the COLLEGE COMMUNITY area. Public Transportation at the front door. Spacious living room-dining room combinations, work in kitchens, enclosed rear wood built porches and a full basement. Wood flooring throughout. All brick structure. One boiler heats all units, house meter, separate electric & gas. EZ 2C anytime~! Last sold 2006 $195,000.00 -- Fair Condition

19. 2011-05-09
    historical
20. 2010-10-07
    historical
21. 2010-10-06
    listed $164,900
22. 2010-06-14
    listed $215,000
23. 2006-12-22
    soldstatus $195,000
24. 2006-11-30
    soldstatus $175,000
25. 2006-09-28
    historical
26. 2006-08-17
    listed $199,000
27. 2005-01-19
    soldstatus $145,000
28. 2005-01-03
    soldstatus $144,900
29. 2004-04-26
    historical
30. 2004-01-30
    listed $149,900
31. 2002-10-11
    soldstatus $89,000
32. 2002-08-07
    historical
33. 2001-09-18
    listed $99,000

ⓘ 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: $11,055 · $921/mo
• Projected year-2 tax: $11,055 · $921/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: $70,728
• − Mortgage interest: −$22,126
• − Property taxes: −$11,055
• − Insurance: −$1,975
• − Repairs & maintenance: −$5,658
• − Management: −$5,658
• − Depreciation: −$11,491
• Taxable income: $12,764
• Est. tax owed @ 24.0%: −$3,063
• After-tax cash flow: $14,924/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): 30,771
• Household income: $83,147
• Rent vs Own: 50.5% rent · 49.5% own
• Severe rent burden: 1704.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 10% Asian 8% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 82% English-only · Other Indo-European 6% Spanish 3% Russian/Polish/Slavic 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: ▼ -133.05%
• Current HPI: 296.0467
• Rent YoY: ▲ 1.85%
• 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

+299.0% since first listed

33 events — show timeline

• 2026-04-15 Pending — Global MLS
• 2026-01-07 Price Changed $395,000 Global MLS
• 2026-01-07 Relisted — Global MLS
• 2025-11-28 Price Changed $409,000 Global MLS
• 2025-11-18 Relisted — Global MLS
• 2025-11-12 Pending — Global MLS
• 2025-11-12 Listing Removed — Global MLS
• 2025-11-12 Relisted — Global MLS
• 2025-11-08 Listing Removed — Global MLS
• 2025-09-10 Listed $430,000 Global MLS
• 2021-11-03 Sold (Public Records) $375,000 Public Records
• 2021-10-27 Sold (MLS) $375,000 Global MLS
• 2021-07-01 Pending — Global MLS
• 2021-05-06 Listed $399,000 Global MLS
• 2014-12-24 Sold (Public Records) $250,000 Public Records
• 2013-11-25 Sold (MLS) $107,500 Global MLS
• 2013-10-24 Listing Removed — Global MLS
• 2013-04-11 Listed $115,000 Global MLS
• 2011-05-09 Listing Removed — Global MLS
• 2010-10-07 Listing Removed — Global MLS
• 2010-10-06 Listed $164,900 Global MLS
• 2010-06-14 Listed $215,000 Global MLS
• 2006-12-22 Sold (Public Records) $195,000 Public Records
• 2006-11-30 Sold (MLS) $175,000 Global MLS
• 2006-09-28 Listing Removed — Global MLS
• 2006-08-17 Listed $199,000 Global MLS
• 2005-01-19 Sold (Public Records) $145,000 Public Records
• 2005-01-03 Sold (MLS) $144,900 Global MLS
• 2004-04-26 Listing Removed — Global MLS
• 2004-01-30 Listed $149,900 Global MLS
• 2002-10-11 Sold (MLS) $89,000 Global MLS
• 2002-08-07 Listing Removed — Global MLS
• 2001-09-18 Listed $99,000 Global MLS

Property tax history

+6.5%/yr

Latest (2025): $11,055 · +2.5% YoY. Source: county tax records.