44 Clinton Ave · Albany, NY 12210

$365,000

4 bd · 3.0 ba · 2,834 sqft · MultiFamily public records · 138 Days on market

Built 1881 1,306 sqft lot $129/sqft · 23% below area Est $475k · 23% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Classic Albany Brownstone with Garden/basement apartment, located close to the Palace Theater and the downtown Albany entertainment district and all that it has to offer. Easy access to shopping dining and entertainment venues as well as Government Offices and major highways. Excellent opportunity for investor or owner occupant, Has been successfully used as AirBNB with five star review Owners unit occupies the top three floors consisting of a sitting room, foyer, and living room, all with hardwood, on the first floor. The second floor has one one bedroom, kitchen with dining area, all with hardwood, a full tile bath with walk-in shower, laundry closet with washer and dryer ( stackable ). The third floor has two bedrooms with laminate flooring and a full bath with a clawfoot tub. The Garden apartment consists of a good size living room, a kitchen area and one bedroom and a full tile bath. There are numerous fireplaces which have not been used in many years and the seller considers them to be decorative only. The owners unit has been successfully used as an Airbnb with five star review Enjoy the great views of the Albany Skyline from the rear of your home.

Key facts

• Garden apartment
• Walk-in shower
• Hardwood floors

Tags

• GARDEN APARTMENT
• CLOSE TO PALACE THEATER
• EASY ACCESS TO SHOPPING
• HARDWOOD FLOORS
• FULL TILE BATH
• WALK-IN SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $321k (12.0% 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; 2 comparable units currently listed for rent nearby; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $5,079/mo this rent would consume 109% 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 $3k of loan paydown is wiped out by about $11k 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 $102k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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 $240k; list at $365k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1881 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $321,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.88%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $474,938
• List price: $365,000
• Delta: -23.15%
• 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
51 1/2 First St	0.17mi	4/3.5	2,975 (+5%)	5mo	$365,000	$123	77
211 Clinton Ave	0.36mi	5/3.0 (+1)	2,640 (-7%)	4mo	$250,000	$95	64
114 Lark St	0.53mi	5/3.0 (+1)	2,835 (0%)	11mo	$260,000	$92	61
79 1st St	0.24mi	5/3.0 (+1)	2,516 (-11%)	8mo	$275,000	$109	59
221 Livingston Ave	0.50mi	5/2.0 (+1)	2,665 (-6%)	6mo	$124,900	$47	52
115.5 Lancaster St	0.51mi	5/3.5 (+1)	3,104 (+10%)	8mo	$475,000	$153	46
126 Jefferson St	0.74mi	4/3.5	3,120 (+10%)	5mo	$499,000	$160	43
169 Jay St	0.60mi	4/3.0	2,603 (-8%)	19mo	$325,000	$125	42
285.5 Hudson Ave	0.63mi	4/4.0	2,478 (-13%)	5mo	$430,000	$174	42
84 Madison Ave	0.68mi	5/3.0 (+1)	2,600 (-8%)	18mo	$260,000	$100	34
364 Clinton Ave	0.74mi	3/3.0 (-1)	2,520 (-11%)	15mo	$225,000	$89	30
26 Trinity Pl	0.71mi	5/2.0 (+1)	2,508 (-12%)	11mo	$230,000	$92	29

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: 14.9%
• Equity multiple: 1.62×
• Total profit: $63,750
• Equity at exit: $54,423

10-year hold

• IRR: 26.3%
• Equity multiple: 3.72×
• Total profit: $278,436
• Equity at exit: $31,559

Cash invested: $102,200 (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: 20.1×

Monthly cashflow live

• Estimated rent: $5,079 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$338 /mo · $4,061/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,067
• Net cashflow: $1,608

Break-even live

Break-even rent $3,044

Max offer price $365,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,511
▸ 2× units	3	1	$3,568
Total (3 units)			$5,079

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Spring St Albany, NY	3.0	1.0	2500	$1,695	$0.68	44d	1	1.40mi
257 Quail St Albany, NY	4.0	2.5	2208	$2,800	$1.27	44d	1	1.45mi

Listing history 26 events

1. 2026-05-05
   status Pending 1179-char remark

   Show marketing remark (1179 chars)

   Classic Albany Brownstone with Garden/basement apartment, located close to the Palace Theater and the downtown Albany entertainment district and all that it has to offer. Easy access to shopping dining and entertainment venues as well as Government Offices and major highways. Excellent opportunity for investor or owner occupant, Has been successfully used as AirBNB with five star review Owners unit occupies the top three floors consisting of a sitting room, foyer, and living room, all with hardwood, on the first floor. The second floor has one one bedroom, kitchen with dining area, all with hardwood, a full tile bath with walk-in shower, laundry closet with washer and dryer ( stackable ). The third floor has two bedrooms with laminate flooring and a full bath with a clawfoot tub. The Garden apartment consists of a good size living room, a kitchen area and one bedroom and a full tile bath. There are numerous fireplaces which have not been used in many years and the seller considers them to be decorative only. The owners unit has been successfully used as an Airbnb with five star review Enjoy the great views of the Albany Skyline from the rear of your home.

2. 2026-04-14
   price $365,000 1179-char remark

   Show marketing remark (1179 chars)

   Classic Albany Brownstone with Garden/basement apartment, located close to the Palace Theater and the downtown Albany entertainment district and all that it has to offer. Easy access to shopping dining and entertainment venues as well as Government Offices and major highways. Excellent opportunity for investor or owner occupant, Has been successfully used as AirBNB with five star review Owners unit occupies the top three floors consisting of a sitting room, foyer, and living room, all with hardwood, on the first floor. The second floor has one one bedroom, kitchen with dining area, all with hardwood, a full tile bath with walk-in shower, laundry closet with washer and dryer ( stackable ). The third floor has two bedrooms with laminate flooring and a full bath with a clawfoot tub. The Garden apartment consists of a good size living room, a kitchen area and one bedroom and a full tile bath. There are numerous fireplaces which have not been used in many years and the seller considers them to be decorative only. The owners unit has been successfully used as an Airbnb with five star review Enjoy the great views of the Albany Skyline from the rear of your home.

3. 2026-02-18
   price $370,000 1179-char remark

   Show marketing remark (1179 chars)

   Classic Albany Brownstone with Garden/basement apartment, located close to the Palace Theater and the downtown Albany entertainment district and all that it has to offer. Easy access to shopping dining and entertainment venues as well as Government Offices and major highways. Excellent opportunity for investor or owner occupant, Has been successfully used as AirBNB with five star review Owners unit occupies the top three floors consisting of a sitting room, foyer, and living room, all with hardwood, on the first floor. The second floor has one one bedroom, kitchen with dining area, all with hardwood, a full tile bath with walk-in shower, laundry closet with washer and dryer ( stackable ). The third floor has two bedrooms with laminate flooring and a full bath with a clawfoot tub. The Garden apartment consists of a good size living room, a kitchen area and one bedroom and a full tile bath. There are numerous fireplaces which have not been used in many years and the seller considers them to be decorative only. The owners unit has been successfully used as an Airbnb with five star review Enjoy the great views of the Albany Skyline from the rear of your home.

4. 2025-12-17
   listed $375,000 Active 1179-char remark

   Show marketing remark (1179 chars)

   Classic Albany Brownstone with Garden/basement apartment, located close to the Palace Theater and the downtown Albany entertainment district and all that it has to offer. Easy access to shopping dining and entertainment venues as well as Government Offices and major highways. Excellent opportunity for investor or owner occupant, Has been successfully used as AirBNB with five star review Owners unit occupies the top three floors consisting of a sitting room, foyer, and living room, all with hardwood, on the first floor. The second floor has one one bedroom, kitchen with dining area, all with hardwood, a full tile bath with walk-in shower, laundry closet with washer and dryer ( stackable ). The third floor has two bedrooms with laminate flooring and a full bath with a clawfoot tub. The Garden apartment consists of a good size living room, a kitchen area and one bedroom and a full tile bath. There are numerous fireplaces which have not been used in many years and the seller considers them to be decorative only. The owners unit has been successfully used as an Airbnb with five star review Enjoy the great views of the Albany Skyline from the rear of your home.

5. 2024-11-25
   soldstatus $240,000 Closed 477-char remark

   Show marketing remark (477 chars)

   Fantastic investment or owner occupied brownstone with wonderful view of the city skyline! Located right off the highway, on busline or walk to work, restaurants, worship or entertainment! Live on the top 3 floors with 3 bedrooms, 2 full baths, office and eat-in kitchen. Enjoy floor to ceiling windows, hardwood floors, updated baths, laundry closet upstairs and beautiful original details, while renting out the garden apartment with its own entrance and separate utilities.

6. 2024-06-28
   status Pending 477-char remark

   Show marketing remark (477 chars)

   Fantastic investment or owner occupied brownstone with wonderful view of the city skyline! Located right off the highway, on busline or walk to work, restaurants, worship or entertainment! Live on the top 3 floors with 3 bedrooms, 2 full baths, office and eat-in kitchen. Enjoy floor to ceiling windows, hardwood floors, updated baths, laundry closet upstairs and beautiful original details, while renting out the garden apartment with its own entrance and separate utilities.

7. 2024-06-12
   status Active 477-char remark

   Show marketing remark (477 chars)

   Fantastic investment or owner occupied brownstone with wonderful view of the city skyline! Located right off the highway, on busline or walk to work, restaurants, worship or entertainment! Live on the top 3 floors with 3 bedrooms, 2 full baths, office and eat-in kitchen. Enjoy floor to ceiling windows, hardwood floors, updated baths, laundry closet upstairs and beautiful original details, while renting out the garden apartment with its own entrance and separate utilities.

8. 2024-05-15
   status Pending 477-char remark

   Show marketing remark (477 chars)

   Fantastic investment or owner occupied brownstone with wonderful view of the city skyline! Located right off the highway, on busline or walk to work, restaurants, worship or entertainment! Live on the top 3 floors with 3 bedrooms, 2 full baths, office and eat-in kitchen. Enjoy floor to ceiling windows, hardwood floors, updated baths, laundry closet upstairs and beautiful original details, while renting out the garden apartment with its own entrance and separate utilities.

9. 2024-05-09
   listed $248,000 Active 477-char remark

   Show marketing remark (477 chars)

   Fantastic investment or owner occupied brownstone with wonderful view of the city skyline! Located right off the highway, on busline or walk to work, restaurants, worship or entertainment! Live on the top 3 floors with 3 bedrooms, 2 full baths, office and eat-in kitchen. Enjoy floor to ceiling windows, hardwood floors, updated baths, laundry closet upstairs and beautiful original details, while renting out the garden apartment with its own entrance and separate utilities.

10. 2017-09-07
    soldstatus $196,000
11. 2017-07-27
    soldstatus $191,100 Closed (Final Sale)
12. 2017-05-22
    status Pend (Under Cntr)
13. 2017-05-17
    listed $190,000 New
14. 2017-02-01
    historical
15. 2016-09-26
    price $215,000
16. 2016-09-25
    status Back On Market
17. 2016-05-01
    historical
18. 2016-01-15
    listed $189,000 Price Change
19. 2016-01-01
    historical
20. 2015-10-03
    price $189,000
21. 2015-10-03
    status Active
22. 2015-09-28
    historical
23. 2015-09-11
    status Active
24. 2015-09-11
    historical
25. 2015-08-27
    listed $200,000
26. 2006-12-28
    soldstatus $193,500

ⓘ 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: $4,061 · $338/mo
• Projected year-2 tax: $5,115 · $426/mo
• Expected delta: +$1,054/yr (+$88/mo · 25.9%)

ⓘ 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: $60,948
• − Mortgage interest: −$20,446
• − Property taxes: −$4,061
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,876
• − Management: −$4,876
• − Depreciation: −$10,618
• Taxable income: $14,246
• Est. tax owed @ 24.0%: −$3,419
• After-tax cash flow: $15,874/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

+88.6% since first listed

26 events — show timeline

• 2026-05-05 Pending — Global MLS
• 2026-04-14 Price Changed $365,000 Global MLS
• 2026-02-18 Price Changed $370,000 Global MLS
• 2025-12-17 Listed $375,000 Global MLS
• 2024-11-25 Sold (MLS) $240,000 Global MLS
• 2024-06-28 Pending — Global MLS
• 2024-06-12 Relisted — Global MLS
• 2024-05-15 Pending — Global MLS
• 2024-05-09 Listed $248,000 Global MLS
• 2017-09-07 Sold (Public Records) $196,000 Public Records
• 2017-07-27 Sold (MLS) $191,100 Global MLS
• 2017-05-22 Pending — Global MLS
• 2017-05-17 Listed $190,000 Global MLS
• 2017-02-01 Listing Removed — Global MLS
• 2016-09-26 Price Changed $215,000 Global MLS
• 2016-09-25 Relisted — Global MLS
• 2016-05-01 Listing Removed — Global MLS
• 2016-01-15 Listed $189,000 Global MLS
• 2016-01-01 Listing Removed — Global MLS
• 2015-10-03 Price Changed $189,000 Global MLS
• 2015-10-03 Relisted — Global MLS
• 2015-09-28 Listing Removed — Global MLS
• 2015-09-11 Relisted — Global MLS
• 2015-09-11 Listing Removed — Global MLS
• 2015-08-27 Listed $200,000 Global MLS
• 2006-12-28 Sold (Public Records) $193,500 Public Records

Property tax history

-3.5%/yr

Latest (2025): $4,061 · +2.2% YoY. Source: county tax records.