452 Hudson Ave · Albany, NY 12203

$199,000

3 bd · 1.5 ba · 1,212 sqft · SingleFamily public records · 24 Days on market

Built 1915 2,613 sqft lot $164/sqft · at area comps Est $190k · at est.

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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).

• Cash flow +16.2/30.0
• ARV discount +5.3/15.0
• DSCR +5.0/10.0
• 1% rule +4.9/10.0
• 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

Listing remarks MLS

This solid house has been freshly painted and new flooring installed. It is spacious and offers high ceilings and great natural light. There is a huge, fenced yard. Located within walking distance of many conveniences, this house is sure to please. Very Good Condition

Key facts

• Brand new roof
• Dining area
• Original woodwork

Tags

• ORIGINAL WOODWORK
• SPACIOUS LIVING ROOM
• DINING AREA
• BRAND NEW ROOF
• TRANSFERRABLE WARRANTY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No parking information provided
• Security: No security features listed
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One to two stories
• Construction: Vinyl siding; Block and slab foundation
• Exterior features: Front porch; Wood fence around back yard; Rubber roof

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: One bedroom on the first floor; Two bedrooms on the second floor
• Flooring: Tile; Wood
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Hot water heating; Natural gas
• Interior features: Eight total rooms; Unfinished basement
• Laundry & utility: Main-level laundry room; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (0.6% below list).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 5.7% in Albany — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 127 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $135k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.4

CMA / ARV

• ARV (median comp): $189,836
• List price: $199,000
• Delta: 10.62%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
455 Hamilton St	0.03mi	3/1.0	1,392 (+15%)	4mo	$150,000	$108	68
672 Providence St	0.49mi	3/2.0	1,294 (+7%)	4mo	$270,000	$209	60
683 Park Ave	0.36mi	4/2.0 (+1)	1,345 (+11%)	2mo	$300,000	$223	56
809 Park Ave	0.57mi	4/1.5 (+1)	1,125 (-7%)	4mo	$262,400	$233	53
596 Morris St	0.46mi	3/1.5	1,376 (+14%)	5mo	$255,000	$185	52
370 Partridge St	0.51mi	3/2.0	1,375 (+13%)	0mo	$370,000	$269	51
777 Park Ave	0.50mi	3/1.5	1,382 (+14%)	3mo	$272,000	$197	51
371 1st St	0.71mi	3/2.0	1,294 (+7%)	4mo	$120,000	$93	50
184 Benson St	0.57mi	3/1.5	1,346 (+11%)	6mo	$265,000	$197	50
155 Woodlawn Ave	0.57mi	3/1.5	1,378 (+14%)	5mo	$283,900	$206	46
317 Sherman St	0.48mi	2/1.0 (-1)	1,050 (-13%)	4mo	$65,000	$62	45
854 Park Ave	0.68mi	3/1.5	1,381 (+14%)	6mo	$300,000	$217	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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-27,652
• Equity at exit: $29,672

10-year hold

• IRR: -7.2%
• Equity multiple: 0.57×
• Total profit: $-24,101
• Equity at exit: $17,206

Cash invested: $55,720 (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: 127
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$330 /mo · $3,957/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $106

Break-even live

Break-even rent $1,843

Max offer price $199,000

Occupancy floor 90%

Sensitivity live

Price	-10% $219	-5% $163	+0% $106	+5% $50	+10% $-6
Rent	-10% $-50	-5% $28	+0% $106	+5% $185	+10% $263
Rate	-1.0pp $207	-0.5pp $157	base $106	+0.5pp $55	+1.0pp $2

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Elberon Pl Apt 2 Albany, NY	4.0	1.0	1250	$2,200	$1.76	45d	1	0.07mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	16d	1	0.08mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	16d	1	0.08mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	16d	1	0.09mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	25d	1	0.11mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	25d	1	0.13mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	25d	1	0.13mi
800 Madison Ave Albany, NY	1.0–2.0	1.0	800	$1,650	$2.06	16d	2	0.13mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	25d	1	0.15mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	45d	1	0.15mi
180 Western Ave Unit 1st Floor Albany, NY	2.0	1.0	900	$1,550	$1.72	45d	1	0.15mi
178 Western Ave Unit 3 Albany, NY	3.0	1.0	1500	$1,725	$1.15	16d	1	0.15mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	25d	1	0.17mi
188 Spring St Unit 2 Albany, NY	2.0	1.0	1200	$1,475	$1.23	45d	1	0.22mi
147 Western Ave Albany, NY	3.0	1.0	1428	$1,800	$1.26	16d	1	0.24mi
504 Morris St Albany, NY	2.0	1.0	720	$1,395	$1.94	25d	1	0.28mi
504 Morris St Albany, NY	2.0	1.0	720	$1,450	$2.01	45d	1	0.28mi
673 Myrtle Ave Albany, NY	4.0	1.0	1076	$2,400	$2.23	23d	1	0.29mi
460 Washington Ave Albany, NY	2.0	1.0	950	$1,650	$1.74	25d	1	0.30mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$2,000	$1.57	45d	1	0.32mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	45d	1	0.33mi
521 Warren St Albany, NY	2.0	1.0	850	$2,300	$2.71	16d	1	0.39mi
363 Ontario St Albany, NY	1.0–2.0	1.0–2.5	1610	$3,485	$2.16	16d	1	0.39mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	25d	1	0.43mi
260 Bradford St Unit 105 Albany, NY	2.0	1.0	745	$1,500	$2.01	25d	1	0.43mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	25d	1	0.45mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	16d	1	0.47mi
400 Central Ave Albany, NY	2.0	1.0	675	$1,591	$2.36	45d	11	0.48mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	45d	1	0.55mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	25d	1	0.55mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	45d	1	0.63mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	45d	1	0.63mi
526 Central Ave Albany, NY	1.0–2.0	1.0	957	$1,435	$1.50	45d	1	0.66mi
52 Grove Ave Albany, NY	4.0	1.0	1200	$2,200	$1.83	23d	1	0.71mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	45d	1	0.72mi
530 3rd St Apt 2 Albany, NY	2.0	1.0	900	$1,400	$1.56	45d	1	0.74mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	16d	10	0.76mi
35 Parkwood St Albany, NY	2.0	1.0	900	$1,495	$1.66	25d	1	0.76mi
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	25d	1	0.78mi
316 2nd St Albany, NY	3.0	1.0	850	$1,700	$2.00	45d	1	0.78mi

Listing history 36 events

1. 2026-06-21
   days on market $199,000 Active 24 DOM
2. 2026-06-18
   days on market $199,000 Active 21 DOM
3. 2026-06-17
   days on market $199,000 Active 20 DOM
4. 2026-06-16
   days on market $199,000 Active 19 DOM
5. 2026-06-15
   days on market $199,000 Active 18 DOM
6. 2026-06-14
   days on market $199,000 Active 16 DOM
7. 2026-06-10
   days on market $199,000 Active 13 DOM
8. 2026-06-08
   days on market $199,000 Active 11 DOM
9. 2026-06-07
   days on market $199,000 Active 10 DOM
10. 2026-06-03
    days on market $199,000 Active 6 DOM
11. 2026-06-02
    days on market $199,000 Active 5 DOM
12. 2026-06-01
    days on market $199,000 Active 4 DOM
13. 2026-05-31
    days on market $199,000 Active 3 DOM
14. 2026-05-31
    days on market $199,000 Active 2 DOM
15. 2026-05-06
    status Pending
16. 2026-05-06
    historical
17. 2026-04-13
    status Active
18. 2026-04-03
    status Pending
19. 2026-01-21
    status Active
20. 2026-01-11
    status Pending
21. 2025-11-16
    price $210,000
22. 2025-11-07
    listed $239,999 Active
23. 2020-11-05
    soldstatus $135,000
24. 2020-08-25
    soldstatus $135,000 Closed (Final Sale) 268-char remark

    Show marketing remark (268 chars)

    This solid house has been freshly painted and new flooring installed. It is spacious and offers high ceilings and great natural light. There is a huge, fenced yard. Located within walking distance of many conveniences, this house is sure to please. Very Good Condition

25. 2020-07-08
    status Pend (Under Cntr) 268-char remark

    Show marketing remark (268 chars)

    This solid house has been freshly painted and new flooring installed. It is spacious and offers high ceilings and great natural light. There is a huge, fenced yard. Located within walking distance of many conveniences, this house is sure to please. Very Good Condition

26. 2020-03-20
    status Active 268-char remark

    Show marketing remark (268 chars)

    This solid house has been freshly painted and new flooring installed. It is spacious and offers high ceilings and great natural light. There is a huge, fenced yard. Located within walking distance of many conveniences, this house is sure to please. Very Good Condition

27. 2020-03-08
    status Pend (Under Cntr) 268-char remark

    Show marketing remark (268 chars)

    This solid house has been freshly painted and new flooring installed. It is spacious and offers high ceilings and great natural light. There is a huge, fenced yard. Located within walking distance of many conveniences, this house is sure to please. Very Good Condition

28. 2019-12-10
    listed $150,000 New 268-char remark

    Show marketing remark (268 chars)

    This solid house has been freshly painted and new flooring installed. It is spacious and offers high ceilings and great natural light. There is a huge, fenced yard. Located within walking distance of many conveniences, this house is sure to please. Very Good Condition

29. 2016-10-19
    soldstatus $65,000
30. 2016-10-14
    soldstatus $65,000 Closed (Final Sale)
31. 2016-08-30
    status Pend (Under Cntr)
32. 2016-08-25
    listed $79,900 New
33. 2004-04-02
    soldstatus $78,500
34. 2004-03-05
    soldstatus $78,500
35. 2004-01-15
    historical
36. 2003-12-17
    listed $82,500

ⓘ 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: $3,957 · $330/mo
• Projected year-2 tax: $3,957 · $330/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 · 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: $23,737
• − Mortgage interest: −$11,147
• − Property taxes: −$3,957
• − Insurance: −$995
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$5,789
• Taxable loss: −$1,949
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $1,745/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

+141.2% since first listed

23 events — show timeline

• 2026-05-28 Listed $199,000 Global MLS
• 2026-05-06 Pending — Global MLS
• 2026-05-06 Listing Removed — Global MLS
• 2026-04-13 Relisted — Global MLS
• 2026-04-03 Pending — Global MLS
• 2026-01-21 Relisted — Global MLS
• 2026-01-11 Pending — Global MLS
• 2025-11-16 Price Changed $210,000 Global MLS
• 2025-11-07 Listed $239,999 Global MLS
• 2020-11-05 Sold (Public Records) $135,000 Public Records
• 2020-08-25 Sold (MLS) $135,000 Global MLS
• 2020-07-08 Pending — Global MLS
• 2020-03-20 Relisted — Global MLS
• 2020-03-08 Pending — Global MLS
• 2019-12-10 Listed $150,000 Global MLS
• 2016-10-19 Sold (Public Records) $65,000 Public Records
• 2016-10-14 Sold (MLS) $65,000 Global MLS
• 2016-08-30 Pending — Global MLS
• 2016-08-25 Listed $79,900 Global MLS
• 2004-04-02 Sold (Public Records) $78,500 Public Records
• 2004-03-05 Sold (MLS) $78,500 Global MLS
• 2004-01-15 Listing Removed — Global MLS
• 2003-12-17 Listed $82,500 Global MLS

Property tax history

+2.0%/yr

Latest (2025): $3,957 · +2.3% YoY. Source: county tax records.