450 Hudson Ave · Albany, NY 12203

$79,000

3 bd · 1.5 ba · 1,200 sqft · Townhouse public records · 8 Days on market

Built 1915 1,742 sqft lot ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

Key facts

• 1,742 sq ft lot
• Built 1915
• Listed 8 days

Property features AI

Exterior

• Parking: Other parking
• Security: Other security features
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Entry on first floor
• Construction: Aluminum and vinyl siding; Other construction materials; Slab foundation
• Exterior features: Front porch; Back yard fencing

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: One bedroom on the first floor; Three bedrooms on the second floor
• Bathrooms: One full bath; One half bath
• Heating & cooling: Forced air heating
• Interior features: Nine total rooms; Living room; Dining room; Half bathroom on the first floor; Full bathroom on the second floor
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $79k.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Cap rate 19.6% 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.
• 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.50% ✓
• Cap rate: 19.58%
• Cash-on-cash: 47.45%
• DSCR: 3.11
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.85% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 2.84×
• Total profit: $40,756
• Equity at exit: $11,779

10-year hold

• IRR: 48.9%
• Equity multiple: 5.46×
• Total profit: $98,619
• Equity at exit: $6,830

Cash invested: $22,120 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$414
• Tax from tax record: −$240 /mo · $2,885/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $875

Break-even live

Break-even rent $870

Max offer price $79,000

Occupancy floor 51%

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: $19,750
• Closing costs: $2,370
• 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	44d	1	0.07mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	0.08mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	0.08mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	0.09mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	23d	1	0.11mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	23d	1	0.13mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	23d	1	0.13mi
800 Madison Ave Albany, NY	1.0–2.0	1.0	800	$1,650	$2.06	14d	2	0.13mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	23d	1	0.15mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	44d	1	0.15mi
180 Western Ave Unit 1st Floor Albany, NY	2.0	1.0	900	$1,550	$1.72	44d	1	0.15mi
178 Western Ave Unit 3 Albany, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	0.15mi
517 Hamilton St Albany, NY	4.0	1.0	1020	$2,000	$1.96	23d	1	0.17mi
188 Spring St Unit 2 Albany, NY	2.0	1.0	1200	$1,475	$1.23	44d	1	0.22mi
147 Western Ave Albany, NY	3.0	1.0	1428	$1,800	$1.26	14d	1	0.24mi
504 Morris St Albany, NY	2.0	1.0	720	$1,395	$1.94	23d	1	0.28mi
504 Morris St Albany, NY	2.0	1.0	720	$1,450	$2.01	44d	1	0.28mi
673 Myrtle Ave Albany, NY	4.0	1.0	1076	$2,400	$2.23	21d	1	0.29mi
460 Washington Ave Albany, NY	2.0	1.0	950	$1,650	$1.74	23d	1	0.30mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$2,000	$1.57	44d	1	0.32mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	44d	1	0.33mi
521 Warren St Albany, NY	2.0	1.0	850	$2,300	$2.71	14d	1	0.39mi
363 Ontario St Albany, NY	1.0–2.0	1.0–2.5	1610	$3,485	$2.16	14d	1	0.39mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	23d	1	0.43mi
260 Bradford St Unit 105 Albany, NY	2.0	1.0	745	$1,500	$2.01	23d	1	0.43mi
546 Mercer St Unit 1 Albany, NY	3.0	1.0	1400	$1,800	$1.29	23d	1	0.45mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	14d	1	0.47mi
400 Central Ave Albany, NY	2.0	1.0	675	$1,591	$2.36	44d	11	0.48mi
21 Woodlawn Ave Unit 3RDFL Albany, NY	3.0	1.0	1300	$1,500	$1.15	44d	1	0.55mi
21 Woodlawn Ave Unit 3rd floor Albany, NY	3.0	1.0	1300	$1,500	$1.15	23d	1	0.55mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	44d	1	0.63mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	44d	1	0.63mi
526 Central Ave Albany, NY	1.0–2.0	1.0	957	$1,435	$1.50	44d	1	0.66mi
52 Grove Ave Albany, NY	4.0	1.0	1200	$2,200	$1.83	21d	1	0.71mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	44d	1	0.72mi
530 3rd St Apt 2 Albany, NY	2.0	1.0	900	$1,400	$1.56	44d	1	0.74mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	14d	10	0.76mi
35 Parkwood St Albany, NY	2.0	1.0	900	$1,495	$1.66	23d	1	0.76mi
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	23d	1	0.78mi
316 2nd St Albany, NY	3.0	1.0	850	$1,700	$2.00	44d	1	0.78mi

Listing history 22 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $79,000 Active
3. 2025-08-17
   historical $2,000
4. 2025-06-06
   listed $2,000
5. 2023-11-22
   historical $1,300
6. 2023-11-18
   listed $1,300
7. 2023-10-26
   soldstatus $108,000
8. 2023-10-19
   soldstatus $107,600 Closed 493-char remark

   Show marketing remark (493 chars)

   Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

9. 2023-09-13
   status Pending 493-char remark

   Show marketing remark (493 chars)

   Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

10. 2023-08-27
    price $134,900 493-char remark

    Show marketing remark (493 chars)

    Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

11. 2023-08-04
    status Active 493-char remark

    Show marketing remark (493 chars)

    Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

12. 2023-07-16
    status Pending 493-char remark

    Show marketing remark (493 chars)

    Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

13. 2023-06-22
    price $144,900 493-char remark

    Show marketing remark (493 chars)

    Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

14. 2023-06-07
    listed $155,000 Active 493-char remark

    Show marketing remark (493 chars)

    Attention investors! Recently updated and remolded! Brand new kitchen, appliances and flooring throughout the first floor. Laundry added in building for convenience! Water line has been completely replaced from the city main to the building. Excellent deal on a very popular rental street. Close to downtown campus, pizza shops, bus stops, capital buildings and Washington Park. Building could be an amazing owner occ. or rental property to add to your portfolio. Schedule your viewing today!

15. 2023-03-20
    historical
16. 2023-02-17
    price $99,900
17. 2022-12-06
    listed $104,900 Active
18. 2022-04-28
    soldstatus $50,000 Closed
19. 2022-02-21
    status Pending
20. 2022-02-09
    listed $75,000 Active
21. 2020-08-27
    historical
22. 2020-07-06
    listed $99,000 New

ⓘ 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: $2,885 · $240/mo
• Projected year-2 tax: $2,885 · $240/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: $23,730
• − Mortgage interest: −$4,425
• − Property taxes: −$2,885
• − Insurance: −$395
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$2,298
• Taxable income: $9,929
• Est. tax owed @ 24.0%: −$2,383
• After-tax cash flow: $8,112/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

-20.2% since first listed

22 events — show timeline

• 2026-04-16 Pending — Global MLS
• 2026-04-08 Listed $79,000 Global MLS
• 2025-08-17 Rental Removed $2,000 GLOBALMLS
• 2025-06-06 Listed for Rent $2,000 GLOBALMLS
• 2023-11-22 Rental Removed $1,300 GLOBALMLS
• 2023-11-18 Listed for Rent $1,300 GLOBALMLS
• 2023-10-26 Sold (Public Records) $108,000 Public Records
• 2023-10-19 Sold (MLS) $107,600 Global MLS
• 2023-09-13 Pending — Global MLS
• 2023-08-27 Price Changed $134,900 Global MLS
• 2023-08-04 Relisted — Global MLS
• 2023-07-16 Pending — Global MLS
• 2023-06-22 Price Changed $144,900 Global MLS
• 2023-06-07 Listed $155,000 Global MLS
• 2023-03-20 Listing Removed — Global MLS
• 2023-02-17 Price Changed $99,900 Global MLS
• 2022-12-06 Listed $104,900 Global MLS
• 2022-04-28 Sold (MLS) $50,000 Global MLS
• 2022-02-21 Pending — Global MLS
• 2022-02-09 Listed $75,000 Global MLS
• 2020-08-27 Listing Removed — Global MLS
• 2020-07-06 Listed $99,000 Global MLS

Property tax history

+0.3%/yr

Latest (2025): $2,885 · +3.2% YoY. Source: county tax records.