79 Ten Broeck St · Albany, NY 12210

$599,900

24 bd · 16.0 ba · 4,992 sqft · MultiFamily public records · 81 Days on market

Built 1872 3,049 sqft lot $120/sqft · 22% below area Est $573k · 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 +9.5/10.0
• ARV discount +5.4/15.0
• 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: 4 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

**Rare Opportunity: Award-Winning 4-Unit in Historic Ten Broeck Triangle** Experience a blend of 19th-century elegance and modern peace of mind at 79 Ten Broeck Street. Originally built in 1872 for James Martin, this stately brick brownstone stands as a testament to Albany's rich architectural history and has been meticulously maintained to the highest standards. **Property Highlights** Proven Quality: Recipient of the *2019 Historic Albany Foundation Preservation Initiative Award* for its comprehensive and thoughtful rehabilitation. Safety & Infrastructure: Fully updated with a complete sprinkler system throughout the building--a rare and valuable safety feature for historic multi-families. Meticulous Interiors: The building is in excellent shape, featuring soaring ceilings, exposed brick walls, and beautifully refinished original wide-plank wood floors that radiate character. Turn-Key Operation: Home to great, reliable tenants who care for their spaces. The property is truly ''plug and play'' for a savvy investor or an owner-occupant looking for a sophisticated urban lifestyle. Investment Potential While the property is currently fully leased and generating steady income, the rents are currently below market value. This provides a clear path for immediate equity growth and increased cash flow through strategic adjustments. Location: The Historic Ten Broeck Triangle Nestled in one of Albany's most charming and historic districts, 79 Ten Broeck is just steps away from: * The vibrant dining and entertainment of Downtown Albany and the Palace Theatre. * Easy commutes to the Capitol, SUNY Albany, and major hospital hubs. Whether you are looking to expand your portfolio with a trophy asset or start your investment journey, this building offers the perfect marriage of historic soul and modern mechanical reliability. Don't miss the chance to own a piece of Albany's history. Contact Craig Cioffi today.

Key facts

• Exposed brick walls
• 3,049 sq ft lot
• Built 1872

Tags

• HISTORIC TEN BROECK TRIANGLE
• COMPLETE SPRINKLER SYSTEM
• EXPOSED BRICK WALLS
• EASY COMMUTES TO THE CAPITOL
• STEPS AWAY FROM PALACE THEATRE

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $663/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $600k).
• Recommended offer: $564k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 $8,723/mo this rent would consume 187% 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 $4k of loan paydown is wiped out by about $18k 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 $168k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($564k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $49k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $221k; list at $600k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $563,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1872 — 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: 1.45% ✓
• Cap rate: 11.59%
• Cash-on-cash: 18.93%
• DSCR: 1.84
• GRM: 5.7

CMA / ARV

• ARV (median comp): $573,293
• List price: $599,900
• Delta: 4.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.1%
• Equity multiple: 1.64×
• Total profit: $106,965
• Equity at exit: $89,447

10-year hold

• IRR: 26.6%
• Equity multiple: 3.78×
• Total profit: $467,636
• Equity at exit: $51,868

Cash invested: $167,972 (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: 22.9×

Monthly cashflow live

• Estimated rent: $8,723 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$845 /mo · $10,141/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,832
• Net cashflow: $2,650

Break-even live

Break-even rent $5,368

Max offer price $599,900

Occupancy floor 65%

Sensitivity live

Price	-10% $2,990	-5% $2,820	+0% $2,650	+5% $2,480	+10% $2,311
Rent	-10% $1,961	-5% $2,306	+0% $2,650	+5% $2,995	+10% $3,339
Rate	-1.0pp $2,952	-0.5pp $2,803	base $2,650	+0.5pp $2,495	+1.0pp $2,337

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$8,724
Total (4 units)			$8,723

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $599,900 Active 81 DOM
2. 2026-06-18
   days on market $599,900 Active 78 DOM
3. 2026-06-17
   days on market $599,900 Active 77 DOM
4. 2026-06-16
   days on market $599,900 Active 76 DOM
5. 2026-06-15
   days on market $599,900 Active 75 DOM
6. 2026-06-14
   days on market $599,900 Active 73 DOM
7. 2026-06-10
   days on market $599,900 Active 70 DOM
8. 2026-06-08
   days on market $599,900 Active 68 DOM
9. 2026-06-07
   days on market $599,900 Active 67 DOM
10. 2026-06-03
    days on market $599,900 Active 63 DOM
11. 2026-06-02
    days on market $599,900 Active 62 DOM
12. 2026-06-01
    days on market $599,900 Active 61 DOM
13. 2026-05-31
    days on market $599,900 Active 60 DOM
14. 2026-05-31
    days on market $599,900 Active 59 DOM
15. 2026-04-27
    price $628,500 1969-char remark

    Show marketing remark (1969 chars)

    **Rare Opportunity: Award-Winning 4-Unit in Historic Ten Broeck Triangle** Experience a blend of 19th-century elegance and modern peace of mind at 79 Ten Broeck Street. Originally built in 1872 for James Martin, this stately brick brownstone stands as a testament to Albany's rich architectural history and has been meticulously maintained to the highest standards. **Property Highlights** Proven Quality: Recipient of the *2019 Historic Albany Foundation Preservation Initiative Award* for its comprehensive and thoughtful rehabilitation. Safety & Infrastructure: Fully updated with a complete sprinkler system throughout the building--a rare and valuable safety feature for historic multi-families. Meticulous Interiors: The building is in excellent shape, featuring soaring ceilings, exposed brick walls, and beautifully refinished original wide-plank wood floors that radiate character. Turn-Key Operation: Home to great, reliable tenants who care for their spaces. The property is truly ''plug and play'' for a savvy investor or an owner-occupant looking for a sophisticated urban lifestyle. Investment Potential While the property is currently fully leased and generating steady income, the rents are currently below market value. This provides a clear path for immediate equity growth and increased cash flow through strategic adjustments. Location: The Historic Ten Broeck Triangle Nestled in one of Albany's most charming and historic districts, 79 Ten Broeck is just steps away from: * The vibrant dining and entertainment of Downtown Albany and the Palace Theatre. * Easy commutes to the Capitol, SUNY Albany, and major hospital hubs. Whether you are looking to expand your portfolio with a trophy asset or start your investment journey, this building offers the perfect marriage of historic soul and modern mechanical reliability. Don't miss the chance to own a piece of Albany's history. Contact Craig Cioffi today.

16. 2026-03-31
    listed $649,000 Active 1969-char remark

    Show marketing remark (1969 chars)

    **Rare Opportunity: Award-Winning 4-Unit in Historic Ten Broeck Triangle** Experience a blend of 19th-century elegance and modern peace of mind at 79 Ten Broeck Street. Originally built in 1872 for James Martin, this stately brick brownstone stands as a testament to Albany's rich architectural history and has been meticulously maintained to the highest standards. **Property Highlights** Proven Quality: Recipient of the *2019 Historic Albany Foundation Preservation Initiative Award* for its comprehensive and thoughtful rehabilitation. Safety & Infrastructure: Fully updated with a complete sprinkler system throughout the building--a rare and valuable safety feature for historic multi-families. Meticulous Interiors: The building is in excellent shape, featuring soaring ceilings, exposed brick walls, and beautifully refinished original wide-plank wood floors that radiate character. Turn-Key Operation: Home to great, reliable tenants who care for their spaces. The property is truly ''plug and play'' for a savvy investor or an owner-occupant looking for a sophisticated urban lifestyle. Investment Potential While the property is currently fully leased and generating steady income, the rents are currently below market value. This provides a clear path for immediate equity growth and increased cash flow through strategic adjustments. Location: The Historic Ten Broeck Triangle Nestled in one of Albany's most charming and historic districts, 79 Ten Broeck is just steps away from: * The vibrant dining and entertainment of Downtown Albany and the Palace Theatre. * Easy commutes to the Capitol, SUNY Albany, and major hospital hubs. Whether you are looking to expand your portfolio with a trophy asset or start your investment journey, this building offers the perfect marriage of historic soul and modern mechanical reliability. Don't miss the chance to own a piece of Albany's history. Contact Craig Cioffi today.

17. 2016-01-29
    soldstatus $221,000
18. 2015-11-01
    soldstatus $221,000 Closed (Final Sale) 375-char remark

    Show marketing remark (375 chars)

    Completely renovated 10 years ago. Excellent floor plans with spacious bedrooms and living areas. New and refinished hardwood floors, tile kitchens and baths, original brick facades show great in various spots. Beautiful kitchen cabinets with dishwashers. Each unit has a spacious back deck. Coin op laundry on the 2nd floor. Central air throughout. Excellent Condition

19. 2015-09-30
    status Pend (Under Cntr) 375-char remark

    Show marketing remark (375 chars)

    Completely renovated 10 years ago. Excellent floor plans with spacious bedrooms and living areas. New and refinished hardwood floors, tile kitchens and baths, original brick facades show great in various spots. Beautiful kitchen cabinets with dishwashers. Each unit has a spacious back deck. Coin op laundry on the 2nd floor. Central air throughout. Excellent Condition

20. 2015-09-10
    listed $225,000 Active 375-char remark

    Show marketing remark (375 chars)

    Completely renovated 10 years ago. Excellent floor plans with spacious bedrooms and living areas. New and refinished hardwood floors, tile kitchens and baths, original brick facades show great in various spots. Beautiful kitchen cabinets with dishwashers. Each unit has a spacious back deck. Coin op laundry on the 2nd floor. Central air throughout. Excellent Condition

ⓘ 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: $10,141 · $845/mo
• Projected year-2 tax: $10,141 · $845/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: $104,676
• − Mortgage interest: −$33,604
• − Property taxes: −$10,141
• − Insurance: −$3,000
• − Repairs & maintenance: −$8,374
• − Management: −$8,374
• − Depreciation: −$17,452
• Taxable income: $23,732
• Est. tax owed @ 24.0%: −$5,696
• After-tax cash flow: $26,107/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

+179.3% since first listed

6 events — show timeline

• 2026-04-27 Price Changed $628,500 Global MLS
• 2026-03-31 Listed $649,000 Global MLS
• 2016-01-29 Sold (Public Records) $221,000 Public Records
• 2015-11-01 Sold (MLS) $221,000 Global MLS
• 2015-09-30 Pending — Global MLS
• 2015-09-10 Listed $225,000 Global MLS

Property tax history

+3.2%/yr

Latest (2025): $10,141 · +3.2% YoY. Source: county tax records.