636 Clinton Ave · Albany, NY 12206

$140,000

2 bd · 1.0 ba · 946 sqft · SingleFamily public records · 159 Days on market

Built 1890 871 sqft lot $148/sqft · 5% above area Est $135k · at est.

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Why this score? — see what drove the C+ 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• ARV discount +5.9/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own a 2-bedroom home for living or investment property located on Clinton Avenue in Albany, NY. This property is currently rented, providing immediate cash flow, making it an excellent choice for investors, first-time landlords, or anyone looking to start or expand their real estate portfolio. The home features a functional layout with two bedrooms and solid bones. The basement offers additional potential and can be converted into a small studio or extra living space, adding future value and increased rental income (buyer to verify with local zoning). Conveniently located near public transportation, shops, schools, and major routes, this property offers both accessibility and long-term rental demand.

Key facts

• Basement potential
• Major routes
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• BASEMENT POTENTIAL
• PUBLIC TRANSPORTATION
• SHOPS
• SCHOOLS
• MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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 (+5.4%/yr); 89 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $1,631/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 2035% 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 $968 of loan paydown is wiped out by about $4k 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 + 5.4% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $140k implies a 1547% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1890 — 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 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: 1.16% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $135,326
• List price: $140,000
• Delta: 3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Ontario St	0.19mi	3/1.0 (+1)	935 (-1%)	8mo	$125,350	$134	78
89 Benson St	0.29mi	2/1.0	897 (-5%)	1mo	$194,000	$216	77
317 Sherman St	0.11mi	2/1.0	1,050 (+11%)	4mo	$65,000	$62	73
423 3rd St	0.26mi	3/1.5 (+1)	930 (-2%)	11mo	$60,000	$65	69
252 Yates St	0.73mi	2/1.5	980 (+4%)	1mo	$150,000	$153	57
368 Elk St	0.34mi	3/1.0 (+1)	1,040 (+10%)	17mo	$77,000	$74	49
9 Robin St	0.39mi	3/1.5 (+1)	1,056 (+12%)	16mo	$114,450	$108	42
127 Sherman St	0.54mi	3/1.0 (+1)	1,064 (+12%)	16mo	$48,000	$45	35

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,841
• Equity at exit: $20,874

10-year hold

• IRR: 13.6%
• Equity multiple: 2.21×
• Total profit: $47,403
• Equity at exit: $12,105

Cash invested: $39,200 (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 12206

• Home prices YoY: -9.9%
• Rents YoY: 5.4%
• Active inventory: 89
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$734
• Tax from tax record: −$158 /mo · $1,890/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $338

Break-even live

Break-even rent $1,203

Max offer price $140,000

Occupancy floor 74%

Sensitivity live

Price	-10% $417	-5% $378	+0% $338	+5% $298	+10% $259
Rent	-10% $209	-5% $274	+0% $338	+5% $403	+10% $467
Rate	-1.0pp $409	-0.5pp $374	base $338	+0.5pp $302	+1.0pp $265

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Central Ave Albany, NY	2.0	1.0	675	$1,591	$2.36	45d	11	0.18mi
260 Bradford St Unit 205 Albany, NY	3.0	2.0	912	$1,700	$1.86	25d	1	0.18mi
260 Bradford St Unit 105 Albany, NY	2.0	1.0	745	$1,500	$2.01	25d	1	0.18mi
260 Bradford St Unit 102 Albany, NY	1.0	1.0	571	$1,300	$2.28	25d	1	0.18mi
530 3rd St Apt 2 Albany, NY	2.0	1.0	900	$1,400	$1.56	45d	1	0.26mi
460 Washington Ave Albany, NY	2.0	1.0	950	$1,650	$1.74	25d	1	0.32mi
469 Livingston Ave Albany, NY	1.0–3.0	1.0	685	$1,452	$2.12	15d	1	0.36mi
184 Quail St Albany, NY	3.0	1.0	618	$1,600	$2.59	45d	1	0.38mi
526 Central Ave Albany, NY	1.0–2.0	1.0	957	$1,435	$1.50	45d	1	0.40mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	25d	1	0.40mi
180 Western Ave Unit 1st Floor Albany, NY	2.0	1.0	900	$1,550	$1.72	45d	1	0.43mi
180 Western Ave Unit 2nd Floor Albany, NY	2.0	1.0	1000	$1,575	$1.57	45d	1	0.43mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	25d	1	0.43mi
273 Western Ave Unit 2 Albany, NY	3.0	1.0	1000	$1,800	$1.80	25d	1	0.43mi
152 Western Ave Unit 3R Albany, NY	1.0	1.0	675	$1,195	$1.77	15d	1	0.44mi
316 2nd St Albany, NY	3.0	1.0	850	$1,700	$2.00	45d	1	0.47mi
39 S Lake Ave Unit 1 Albany, NY	1.0	1.0	900	$1,600	$1.78	45d	1	0.49mi
336 Washington Ave Unit 1 Albany, NY	1.0	1.0	750	$1,495	$1.99	45d	1	0.55mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	15d	1	0.55mi
1 Bleecker Ter Albany, NY	1.0–2.0	1.0	609	$1,499	$2.46	15d	1	0.58mi
800 Madison Ave Albany, NY	1.0–2.0	1.0	800	$1,650	$2.06	15d	2	0.65mi
336 Clinton Ave Albany, NY	2.0	1.0	900	$1,700	$1.89	45d	1	0.68mi
504 Morris St Albany, NY	2.0	1.0	720	$1,395	$1.94	25d	1	0.75mi
504 Morris St Albany, NY	2.0	1.0	720	$1,450	$2.01	45d	1	0.75mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	15d	1	0.83mi
110 Lark St Unit STREET-1 Albany, NY	2.0	1.0	975	$1,150	$1.18	22d	1	0.83mi
614 Park Ave Albany, NY	3.0	1.0	1118	$2,500	$2.24	45d	1	0.85mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	15d	1	0.85mi
65 Lark St Albany, NY	1.0	1.0	900	$1,200	$1.33	45d	1	0.86mi
254 Sheridan Ave Unit 2 Albany, NY	3.0	1.0	900	$1,300	$1.44	25d	1	0.86mi
199 Lark St Albany, NY	3.0	1.0	1000	$1,800	$1.80	45d	1	0.87mi
363 Ontario St Albany, NY	1.0–2.0	1.0–2.5	1610	$3,485	$2.16	15d	1	0.89mi
521 Warren St Albany, NY	2.0	1.0	850	$2,300	$2.71	15d	1	0.89mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	45d	1	0.90mi
86 Dana Ave Albany, NY	1.0	1.0	731	$1,750	$2.39	15d	4	0.92mi
155 Chestnut St Albany, NY	2.0	1.0	850	$2,000	$2.35	15d	1	0.94mi
326 State St Albany, NY	1.0	1.0	1000	$1,600	$1.60	45d	1	0.95mi
88 Willett St Albany, NY	3.0	1.0	825	$1,802	$2.18	15d	10	0.96mi
484 Madison Ave Albany, NY	1.0	1.0	800	$1,850	$2.31	45d	1	0.96mi
170 Washington Ave Albany, NY	1.0	1.0	600	$1,700	$2.83	45d	1	0.96mi

Listing history 24 events

1. 2026-06-21
   days on market $140,000 Active 159 DOM
2. 2026-06-18
   days on market $140,000 Active 156 DOM
3. 2026-06-17
   days on market $140,000 Active 155 DOM
4. 2026-06-16
   days on market $140,000 Active 154 DOM
5. 2026-06-15
   days on market $140,000 Active 153 DOM
6. 2026-06-14
   days on market $140,000 Active 151 DOM
7. 2026-06-10
   days on market $140,000 Active 148 DOM
8. 2026-06-08
   days on market $140,000 Active 146 DOM
9. 2026-06-07
   days on market $140,000 Active 145 DOM
10. 2026-06-03
    days on market $140,000 Active 141 DOM
11. 2026-06-02
    days on market $140,000 Active 140 DOM
12. 2026-06-01
    days on market $140,000 Active 139 DOM
13. 2026-05-31
    days on market $140,000 Active 138 DOM
14. 2026-05-31
    days on market $140,000 Active 137 DOM
15. 2026-04-30
    price $140,000 736-char remark

    Show marketing remark (736 chars)

    Great opportunity to own a 2-bedroom home for living or investment property located on Clinton Avenue in Albany, NY. This property is currently rented, providing immediate cash flow, making it an excellent choice for investors, first-time landlords, or anyone looking to start or expand their real estate portfolio. The home features a functional layout with two bedrooms and solid bones. The basement offers additional potential and can be converted into a small studio or extra living space, adding future value and increased rental income (buyer to verify with local zoning). Conveniently located near public transportation, shops, schools, and major routes, this property offers both accessibility and long-term rental demand.

16. 2026-01-13
    listed $155,000 Active 736-char remark

    Show marketing remark (736 chars)

    Great opportunity to own a 2-bedroom home for living or investment property located on Clinton Avenue in Albany, NY. This property is currently rented, providing immediate cash flow, making it an excellent choice for investors, first-time landlords, or anyone looking to start or expand their real estate portfolio. The home features a functional layout with two bedrooms and solid bones. The basement offers additional potential and can be converted into a small studio or extra living space, adding future value and increased rental income (buyer to verify with local zoning). Conveniently located near public transportation, shops, schools, and major routes, this property offers both accessibility and long-term rental demand.

17. 2016-09-21
    soldstatus $8,500 Closed (Final Sale) 81-char remark

    Show marketing remark (81 chars)

    Charming bungalow w/great potential on the Main drag, needs rehab. Fair Condition

18. 2016-08-21
    status Pend (Under Cntr) 81-char remark

    Show marketing remark (81 chars)

    Charming bungalow w/great potential on the Main drag, needs rehab. Fair Condition

19. 2016-08-05
    listed $12,500 New 81-char remark

    Show marketing remark (81 chars)

    Charming bungalow w/great potential on the Main drag, needs rehab. Fair Condition

20. 2001-12-19
    soldstatus $5,020
21. 2001-11-06
    historical
22. 2001-02-15
    listed $6,000
23. 2001-02-02
    soldstatus $28,000
24. 2000-09-19
    soldstatus $28,000

ⓘ 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: $1,890 · $158/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$238/yr (+$20/mo · 12.6%)

ⓘ 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 · 16 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: $19,567
• − Mortgage interest: −$7,842
• − Property taxes: −$1,890
• − Insurance: −$700
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$4,073
• Taxable income: $1,931
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,594/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): 14,572
• Household income: $41,548
• Rent vs Own: 73.4% rent · 26.6% own
• Severe rent burden: 2035.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 38% White 27% Hispanic / Latino 15% Two or more races 12% Asian 10%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 22% · Canada, China
• Languages at home: 75% English-only · Spanish 10% Other Indo-European 5% Chinese 3%

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: ▼ -30.24%
• Current HPI: 275.8109
• Rent YoY: ▲ 5.37%
• 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

+400.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $140,000 Global MLS
• 2026-01-13 Listed $155,000 Global MLS
• 2016-09-21 Sold (MLS) $8,500 Global MLS
• 2016-08-21 Pending — Global MLS
• 2016-08-05 Listed $12,500 Global MLS
• 2001-12-19 Sold (MLS) $5,020 Global MLS
• 2001-11-06 Listing Removed — Global MLS
• 2001-02-15 Listed $6,000 Global MLS
• 2001-02-02 Sold (Public Records) $28,000 Public Records
• 2000-09-19 Sold (Public Records) $28,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,890 · +11.4% YoY. Source: county tax records.