207 S Clinton St · Albion, NY 14411

$94,500

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 30 Days on market

Built 1865 9,257 sqft lot Est $166k · 43% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• 1% rule +5.6/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bedroom 2 bath home is waiting for you to put your stamp on it. House is close to restaurants and many village amenities. New tear off roof and windows in 2020. New drywall and paint in upstairs bedroom 2026. Newer deck on back. Many ornamental trees, just need to spend a little time taming the gardens. The one car garage is in "as is" condition. Estate will not do any bank required repairs. No delayed negotiations.

Key facts

• New drywall
• New paint
• Newer deck

Tags

• NEW TEAR OFF ROOF
• NEW WINDOWS
• NEW DRYWALL
• NEW PAINT
• NEWER DECK
• ORNAMENTAL TREES

Property features AI

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: 2 stories; Existing construction; Vinyl siding
• Construction: Stone foundation
• Exterior features: Deck; Enclosed porch; Porch; Gravel driveway; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Electric oven; Free-standing range; Electric range; Oven; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Bedroom on main level; Full basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $-14 ($-167/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (2.6% below list).
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $92k (2.6% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.1% in Albion — 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 59/100 on livability (#1,009 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools C-, crime D-, amenities F.
• Albion Central School District (town): math 37% / reading 50% proficiency, ranked #479 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $94k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,041 (2.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1865 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.63%
• DSCR: 0.97
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $166,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 W Academy St	0.28mi	3/1.0	1,348 (-0%)	2mo	$74,000	$55	81
246 S Clinton St	0.14mi	3/2.0	1,476 (+9%)	2mo	$228,500	$155	76
10 Meadowbrook Dr	0.27mi	3/1.5	1,430 (+6%)	6mo	$240,000	$168	71
114 S Platt St	0.35mi	2/1.5 (-1)	1,310 (-3%)	6mo	$90,000	$69	66
45 Meadowbrook Dr	0.41mi	3/2.0	1,260 (-7%)	5mo	$195,000	$155	65
128 Mckinstry St	0.56mi	3/1.0	1,331 (-2%)	12mo	$157,500	$118	57
346 S Clinton St	0.37mi	3/2.0	1,288 (-5%)	22mo	$183,000	$142	57
219 Allen Rd	0.49mi	3/2.0	1,456 (+8%)	15mo	$196,000	$135	52
317 W State St	0.46mi	4/1.0 (+1)	1,465 (+8%)	6mo	$121,000	$83	51
20 Hazard Pkwy	0.19mi	2/2.0 (-1)	1,548 (+14%)	16mo	$190,000	$123	49
17 Caroline St	0.69mi	4/1.0 (+1)	1,455 (+8%)	8mo	$110,000	$76	40
33 Caroline St	0.70mi	4/2.0 (+1)	1,432 (+6%)	16mo	$160,000	$112	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-16,092
• Equity at exit: $14,090

10-year hold

• IRR: -8.9%
• Equity multiple: 0.44×
• Total profit: $-14,716
• Equity at exit: $8,171

Cash invested: $26,460 (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 14411

• Home prices YoY: -11.6%
• Active inventory: 44
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$269 /mo · $3,228/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-14

Break-even live

Break-even rent $1,018

Max offer price $92,041

Occupancy floor 96%

Sensitivity live

Price	-10% $40	-5% $13	+0% $-14	+5% $-41	+10% $-67
Rent	-10% $-93	-5% $-53	+0% $-14	+5% $26	+10% $65
Rate	-1.0pp $34	-0.5pp $10	base $-14	+0.5pp $-38	+1.0pp $-63

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 W Bank St Albion, NY	2.0	1.0	1000	$1,000	$1.00	4d	1	0.57mi

Listing history 5 events

1. 2026-05-02
   status Pending
2. 2026-04-30
   price $94,500
3. 2026-04-13
   price $99,900
4. 2026-04-01
   listed $119,900 Active
5. 2006-02-17
   soldstatus $48,500

ⓘ 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: $3,228 · $269/mo
• Projected year-2 tax: $3,228 · $269/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,293
• − Property taxes: −$3,228
• − Insurance: −$472
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,749
• Taxable loss: −$1,663
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $232/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: Albion Central School District
• NCES district ID: 3602520
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $45,408
• Composite: 36.91/100
• National rank: #4541
• State rank: #479 of 590 in NY

Livability — Albion

• Score: 59/100
• State rank: #1009
• US rank: #19661

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A- Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, NY
• Population (ZIP): 12,479

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.68%
• Current HPI: 302.9236
• Rent YoY: —
• Metro: —
• 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

+94.8% since first listed

5 events — show timeline

• 2026-05-02 Pending — UNYREIS
• 2026-04-30 Price Changed $94,500 UNYREIS
• 2026-04-13 Price Changed $99,900 UNYREIS
• 2026-04-01 Listed $119,900 UNYREIS
• 2006-02-17 Sold (Public Records) $48,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,228 · +2.5% YoY. Source: county tax records.