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144 Broad St Triplex
A Composite 86.02
Why this score? — see what drove the A 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 +27.8/30.0
  • ARV discount +15.0/15.0
  • Appreciation +10.0/10.0
  • DSCR +9.8/10.0
  • 1% rule +6.5/10.0
  • Rent growth +4.7/5.0
  • Schools +4.5/10.0
  • Livability +4.0/5.0
  • Condition / age +3.8/5.0

$475,000

144 Broad St · Albany, NY 12202
9 bd · 3.0 ba · 5,046 sqft · MultiFamily public records · 10 Days on market
Built 1905 Good condition 1,742 sqft lot $94/sqft · 18% below area Est $580k · 18% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This Grand 3-unit has been updated and maintained. There is newer flooring, updated kitchens and baths in all 3 units. For each unit, there are new hot water tanks, new furnaces, updated baseboard heating and plumbing. Roof is 2 1/2 years new. Unit 1 has 4 bedrooms and 1 full bath, Unit 2 has 3 bedrooms and 1 full bath. Unit 3 has 3 bedrooms and 1 full bath. Open floor plan, with a spacious living room in each unit. Small backyard patio for bbq or relaxing outdoors. Spacious Back Stairway / Egress. Also, offers a side yard that tenants use for a 2-3 car off street parking area. Each unit is month to month and has potential for higher rent. Each Unit estimated 1,682 sq ft.

Key facts

  • Updated baths
  • Newer flooring
  • New hot water tanks

Tags

NEWER FLOORINGUPDATED KITCHENSUPDATED BATHSNEW HOT WATER TANKSNEW FURNACESUPDATED BASEBOARD HEATING

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3 × 3-bed/1.0-bath units multifamily listed at $475k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $485/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($5k rent vs $475k).
  • Cap rate 10.0% 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: Giffen Memorial Elementary School (math 17% / reading 22%, grade F, #1,992 of 2,108 statewide, top 95%, 404 students, 93% FRL); Albany High School (math 74% / reading 67%, grade B+, #710 of 1,100 statewide, top 65%, 2,676 students, 69% FRL) — zoned schools average 81% FRL vs 66% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Market conditions: Rents rising fast (+8.7%/yr); 102 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).

Forward outlook

  • In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
  • Albany County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
  • At projected returns (10.0% appreciation + 8.0% rent growth), your $133k cash investment doubles in ~2 years — after that, you're playing with house money.
  • By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

  • Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
  • 2 sale attempts 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 $155k; list at $475k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

  • Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
  • Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer $475,000

Questions for the listing agent

  1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
  2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
  3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  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
1.15% ✓
Cap rate
9.97%
Cash-on-cash
13.13%
DSCR
1.58
GRM
7.3

CMA / ARV

ARV (median comp)
$580,324
List price
$475,000
Delta
-18.15%
Verdict
UNDERPRICED
Comps
20 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
173 Madison Ave 0.62mi 10/4.0 (+1) 5,250 (+4%) 14mo $585,000 $111 43
47 Ten Broeck St 1.38mi 10/5.0 (+1) 5,000 (-1%) 12mo $500,000 $100 41
65 Columbia St 1.08mi 9/6.0 4,400 (-13%) 7mo $455,000 $103 26
49 Ten Broeck St 1.38mi 8/4.0 (-1) 5,724 (+13%) 14mo $340,000 $59 22
153 Myrtle Ave 0.79mi 8/3.0 (-1) 4,284 (-15%) 32mo $350,000 $82 15
372 Madison Ave 0.95mi 8/5.0 (-1) 4,347 (-14%) 20mo $160,000 $37 12

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold
IRR
36.1%
Equity multiple
3.86×
Total profit
$379,935
Equity at exit
$427,918
10-year hold
IRR
32.8%
Equity multiple
9.40×
Total profit
$1,116,850
Equity at exit
$922,821

Cash invested: $133,000 (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.

Active competition Active MLS

For sale now
3 active
Median asking
$445,900 ($116/sqft)
Median days on market
135 d
This list price
67% of active listings are priced below it
ARV vs active asking
-1.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12202

Home prices YoY
14.3%
Rents YoY
8.7%
Active inventory
102
Price-to-rent
21.8×

Monthly cashflow live

Estimated rent
$5,442 high interval (Pro) →
Mortgage (P&I)
−$2,491
Tax from tax record
−$155 /mo · $1,865/yr
Insurance
−$198
HOA
−$0
Vacancy / Maint / Mgmt
−$1,143
Net cashflow
$1,455

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

UnitsBedsBathsEst. rent
Total (3 units) $5,442

Break-even live

Break-even rent $3,600
Max offer price $475,000
Occupancy floor 68%

Sensitivity live

Price -10% $1,724 -5% $1,589 +0% $1,455 +5% $1,320 +10% $1,186
Rent -10% $1,025 -5% $1,240 +0% $1,455 +5% $1,670 +10% $1,885
Rate -1.0pp $1,694 -0.5pp $1,576 base $1,455 +0.5pp $1,332 +1.0pp $1,207

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
$118,750
Closing costs
$14,250
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
146 Clinton St Unit 1 Albany, NY 2.0 1.0 915 $1,095 $1.20 10d 1 0.05mi
132 4th Ave Albany, NY 3.0 1.0 770 $1,800 $2.34 162d 1 0.11mi
56 3rd Ave Unit 1 Albany, NY 2.0 1.0 — $1,485 — 184d 1 0.12mi
56 3rd Ave Unit 1 Albany, NY 2.0 1.0 — $1,485 — 162d 1 0.12mi
475 S Pearl St #3 Albany, NY 4.0 2.0 1200 $1,650 $1.38 51d 1 0.12mi
475 S Pearl St #3 Albany, NY 4.0 2.0 1200 $1,850 $1.54 162d 1 0.12mi
84 Clinton St Apt 2 Albany, NY 3.0 1.0 1000 $1,699 $1.70 10d 1 0.12mi
44 Alexander St Albany, NY 2.0 1.0 1250 $1,650 $1.32 10d 1 0.16mi
24 Delaware St #2 Albany, NY 3.0 1.5 — $2,195 — 107d 1 0.19mi
13 Delaware St Albany, NY 2.0 1.0 1060 $1,800 $1.70 10d 1 0.20mi
52 Clinton St Unit 3 Albany, NY 2.0 1.0 — $1,300 — 164d 1 0.20mi
79 Second Ave Unit 1 Albany, NY 4.0 1.0 — $1,500 — 184d 1 0.22mi
79 Second Ave Unit 1 Albany, NY 4.0 1.0 — $1,400 — 107d 1 0.22mi
39 Catherine St Unit 2 Albany, NY 2.0 1.0 925 $1,450 $1.57 0d 1 0.28mi
39 Catherine St Unit 2 Albany, NY 2.0 1.0 925 $1,450 $1.57 14d 1 0.28mi
11 Osborne St Unit 2 Albany, NY 3.0 1.0 — $1,325 — 107d 1 0.29mi
1 Elizabeth St #2 Albany, NY 2.0 1.0 — $1,250 — 7d 1 0.31mi
1 Elizabeth St #2 Albany, NY 2.0 1.0 — $1,250 — 6d 1 0.31mi
44 Osborne St Unit 1 Albany, NY 3.0 1.0 — $1,350 — 43d 1 0.33mi
44 Osborne St Unit 1 Albany, NY 3.0 1.0 — $1,350 — 10d 1 0.33mi
49 Grandview Ter Albany, NY 2.0 1.0 902 $1,750 $1.94 37d 1 0.37mi
138 Morton Ave Unit 2 Albany, NY 2.0 1.0 — $1,150 — 164d 1 0.44mi
130 Grand St Albany, NY 4.0 1.5 1760 $1,825 $1.04 7d 1 0.44mi
136 Morton Ave Albany, NY 3.0 1.0 — $2,000 — 184d 1 0.44mi
30 Boenau St Albany, NY 3.0 1.0 1085 $1,800 $1.66 5d 1 0.46mi
30 Boenau St Albany, NY 2.0 1.0 869 $1,500 $1.73 10d 1 0.46mi
30 Boenau St Albany, NY 3.0 1.0 1085 $1,800 $1.66 51d 1 0.46mi
17 Ash Grove Pl Albany, NY 2.0 1.0 800 $1,400 $1.75 184d 1 0.47mi
119 Grand St Albany, NY 3.0 1.0 1600 $1,300 $0.81 184d 1 0.47mi
17 Putnam St Albany, NY 3.0 1.0 2348 $1,700 $0.72 47d 1 0.48mi
28 Myrtle Ave Apt 1 Albany, NY 2.0 1.0 1000 $1,350 $1.35 10d 1 0.49mi
109 Grand St Albany, NY 3.0 2.0 — $549 — 10d 1 0.49mi
168 S Pearl St Albany, NY 3.0 1.5 1044 $1,800 $1.72 164d 1 0.50mi
103 Grand St Unit 1 Albany, NY 2.0 1.0 800 $1,250 $1.56 155d 1 0.51mi
189 Second Ave Unit 2 Albany, NY 3.0 1.0 — $1,300 — 10d 1 0.52mi
25 Bleecker Pl #1 Albany, NY 2.0 1.0 1150 $1,350 $1.17 185d 1 0.52mi
96 Grand St Unit 2 Albany, NY 2.0 1.0 — $1,400 — 155d 1 0.52mi
96 Grand St Unit 2 Albany, NY 2.0 1.0 — $1,400 — 162d 1 0.52mi
163 Eagle St Albany, NY 2.0 1.0 — $1,500 — 51d 1 0.54mi
163 Eagle St Albany, NY 2.0 1.0 — $1,500 — 1d 1 0.54mi

Property features AI

Finance

Financial info
Three unitsTenants pay for heat, internet, cable TV, and electricityOwner pays for sewer and water

Exterior

Parking
Off-street parking for 2 vehicles
Utilities
Public waterPublic sewer
Home design
Triplex
Construction
Brick and vinyl sidingCombination and stone foundationRubber roof
Exterior features
Level, cleared lot

Interior

Bedrooms
Unit 1 has 4 bedroomsUnit 2 has 3 bedroomsUnit 3 has 3 bedrooms
Flooring
Hardwood and laminate flooring
Bathrooms
Unit 1 has 1 full bathroomUnit 2 has 1 full bathroomUnit 3 has 1 full bathroom
Heating & cooling
Baseboard and hot water heating
Interior features
Full, unfinished basement with walk-out access

Listing history 50 events

  1. 2026-11-08
    days on market $475,000 Active 10 DOM
  2. 2026-11-07
    days on market $475,000 Active 9 DOM
  3. 2026-11-06
    days on market $475,000 Active 8 DOM
  4. 2026-11-05
    days on market $475,000 Active 7 DOM
  5. 2026-11-04
    days on market $475,000 Active 6 DOM
  6. 2026-11-02
    days on market $475,000 Active 4 DOM
  7. 2026-11-01
    days on market $475,000 Active 3 DOM
  8. 2026-10-31
    days on market $475,000 Active 2 DOM
  9. 2026-10-30
    remarks 680-char remark
  10. 2026-10-30
    pricedays on marketlisting id $475,000 Active 1 DOM
  11. 2026-10-26
    days on market $470,000 Active 132 DOM
  12. 2026-10-25
    days on market $470,000 Active 131 DOM
  13. 2026-10-24
    days on market $470,000 Active 130 DOM
  14. 2026-10-23
    days on market $470,000 Active 129 DOM
  15. 2026-10-22
    days on market $470,000 Active 128 DOM
  16. 2026-10-21
    days on market $470,000 Active 127 DOM
  17. 2026-10-20
    days on market $470,000 Active 126 DOM
  18. 2026-10-19
    days on market $470,000 Active 125 DOM
  19. 2026-10-18
    days on market $470,000 Active 124 DOM
  20. 2026-10-17
    days on market $470,000 Active 123 DOM
  21. 2026-10-16
    days on market $470,000 Active 122 DOM
  22. 2026-10-15
    days on market $470,000 Active 121 DOM
  23. 2026-10-14
    days on market $470,000 Active 120 DOM
  24. 2026-10-13
    days on market $470,000 Active 119 DOM
  25. 2026-10-12
    days on market $470,000 Active 118 DOM
  26. 2026-10-11
    days on market $470,000 Active 117 DOM
  27. 2026-10-10
    days on market $470,000 Active 116 DOM
  28. 2026-10-09
    days on market $470,000 Active 115 DOM
  29. 2026-10-08
    days on market $470,000 Active 114 DOM
  30. 2026-10-07
    days on market $470,000 Active 113 DOM
  31. 2026-10-06
    days on market $470,000 Active 112 DOM
  32. 2026-10-05
    days on market $470,000 Active 111 DOM
  33. 2026-10-04
    days on market $470,000 Active 110 DOM
  34. 2026-10-04
    days on market $470,000 Active 109 DOM
  35. 2026-10-02
    days on market $470,000 Active 108 DOM
  36. 2026-10-01
    days on market $470,000 Active 107 DOM
  37. 2026-09-30
    days on market $470,000 Active 106 DOM
  38. 2026-09-29
    days on market $470,000 Active 105 DOM
  39. 2026-09-28
    days on market $470,000 Active 104 DOM
  40. 2026-09-27
    days on market $470,000 Active 103 DOM
  41. 2026-09-25
    days on market $470,000 Active 101 DOM
  42. 2026-09-24
    pricedays on market $470,000 Active 100 DOM
  43. 2026-09-23
    days on market $499,000 Active 99 DOM
  44. 2026-09-22
    days on market $499,000 Active 98 DOM
  45. 2026-09-21
    days on market $499,000 Active 97 DOM
  46. 2026-09-20
    days on market $499,000 Active 96 DOM
  47. 2026-09-19
    days on market $499,000 Active 95 DOM
  48. 2026-09-18
    days on market $499,000 Active 94 DOM
  49. 2026-09-17
    days on market $499,000 Active 93 DOM
  50. 2026-09-16
    days on market $499,000 Active 92 DOM

ⓘ 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
$1,865 · $155/mo
Projected year-2 tax
$4,946 · $412/mo
Expected delta
+$3,081/yr (+$257/mo · 165.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

  • 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
  • 🔥 Wildfire 1/10 Low
  • 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$65,304
− Mortgage interest
−$26,607
− Property taxes
−$1,865
− Insurance
−$2,375
− Repairs & maintenance
−$5,224
− Management
−$5,224
− Depreciation
−$13,818
Taxable income
$10,190
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$2,446
After-tax cash flow
$15,013/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $25,230–$75,690 screening

This 3-unit property has been updated and maintained, with good condition in all areas. It is ready for immediate rental or resale with minor cosmetic improvements.

Components & finishes AI

HVAC window units

Value-add opportunities

  • Both Landscaping improvements — Enhances curb appeal and could attract more tenants ↑
  • Both Painting exterior and interior — Fresh paint can improve the home's appearance and value ↑
  • Both Landscaping and yard maintenance — Maintaining the yard can improve curb appeal and attract tenants ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Giffen Memorial Elementary School F NY #1,992/2,108 Nat'l #33,738/41,679 High Albany High School B+ NY #710/1,100 Nat'l #2,083/17,239

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
B Composite livability gradescore 79/100

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 · 320,794 people
City population
116,921
Metro
Albany-Schenectady-Troy, NY
Population (ZIP)
10,166
Household income
$52,868
Rent vs Own
74.4% rent · 25.6% own
Severe rent burden
5% of renters

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
Highly diverse neighborhood (Simpson 0.73)
Race & ethnicity
Black 40% White 28% Hispanic / Latino 15% Two or more races 14% Asian 7%
Hispanic origin (detail)
Mexican 3% Puerto Rican 5% Dominican 5%
Languages at home
80% English-only · Spanish 10% Other Asian/Pacific 4% Arabic 1%

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
—

Price history

+230.8% since first listed
7 events — show timeline
  • 2026-10-29 Listed $475,000 Global MLS
  • 2026-10-26 Listing Removed — Global MLS
  • 2026-09-24 Price Changed $470,000 Global MLS
  • 2026-06-16 Price Changed $499,000 Global MLS
  • 2026-06-15 Listed $520,000 Global MLS
  • 2004-09-14 Sold (Public Records) $155,000 Public Records
  • 2001-09-07 Sold (Public Records) $143,601 Public Records

Property tax history

+0.1%/yr

Latest (2026): $1,865 · +0.0% YoY. Source: county tax records.

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…