230 Livingston Ave · Albany, NY 12210

$149,000

3 bd · 1.5 ba · 1,576 sqft · SingleFamily public records · 8 Days on market

Built 1890 4,356 sqft lot Est $200k · 26% 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 +8.7/10.0
• 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

Listing remarks

Exceptional value in a desirable Albany neighborhood! This home offers spacious rooms, hardwood floors, a new furnace, updated kitchen and baths, and outdoor living spaces you'll love--including a front porch, back deck, and fenced yard. Conveniently located near shopping, dining, parks, and more. Motivated seller--schedule your showing today and bring your offer!

Key facts

• New furnace
• Front porch
• Updated kitchen

Tags

• HARDWOOD FLOORS
• NEW FURNACE
• UPDATED KITCHEN
• OUTDOOR LIVING SPACES
• FRONT PORCH
• BACK DECK

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Fenced backyard

Interior

• Kitchen: Built-in gas oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Wood floors
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced-air heating
• Interior features: 8 total rooms; Interior-entry partial basement; Wood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Cap rate 10.9% 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 fast (+6.9%/yr); 70 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 44% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 + 6.9% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y 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: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1890 — 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. 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.
5. 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.
6. 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: 1.37% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $200,152
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Livingston Ave	0.38mi	3/2.0	1,530 (-3%)	1mo	$195,000	$127	75
282 Livingston Ave	0.15mi	3/1.5	1,464 (-7%)	17mo	$63,000	$43	67
8 Dove St	0.30mi	3/2.0	1,722 (+9%)	8mo	$36,000	$21	62
29 Bradford St	0.65mi	4/1.5 (+1)	1,504 (-5%)	1mo	$160,000	$106	56
555 Lark Dr	0.36mi	4/2.0 (+1)	1,600 (+2%)	23mo	$238,000	$149	55
436 Orange St	0.54mi	3/1.5	1,400 (-11%)	5mo	$70,000	$50	52
29 Beverly Ave	0.34mi	2/1.0 (-1)	1,410 (-10%)	16mo	$190,000	$135	46
70 Livingston Ave	0.47mi	4/3.5 (+1)	1,514 (-4%)	17mo	$286,150	$189	45
465 Clinton Ave	0.53mi	3/2.5	1,400 (-11%)	23mo	$83,500	$60	33
135 Jay St	0.73mi	2/1.5 (-1)	1,680 (+7%)	23mo	$335,000	$199	31
221 Jay St	0.71mi	4/2.5 (+1)	1,714 (+9%)	17mo	$464,900	$271	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: 11.9%
• Equity multiple: 1.50×
• Total profit: $20,669
• Equity at exit: $22,216

10-year hold

• IRR: 23.8%
• Equity multiple: 3.44×
• Total profit: $101,764
• Equity at exit: $12,883

Cash invested: $41,720 (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 12210

• Home prices YoY: -2.3%
• Rents YoY: 6.9%
• Active inventory: 70
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,039 high
• Mortgage (P&I): −$781
• Tax from tax record: −$194 /mo · $2,324/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $574

Break-even live

Break-even rent $1,313

Max offer price $149,000

Occupancy floor 67%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
282 Livingston Ave Albany, NY	3.0	1.5	1464	$2,400	$1.64	23d	1	0.14mi
32 1st St Albany, NY	4.0	1.5	1773	$1,850	$1.04	43d	1	0.41mi
15 Ten Broeck St Albany, NY	2.0	1.5	1900	$1,750	$0.92	21d	1	0.51mi
240 Washington Ave Albany, NY	2.0	2.0	1560	$2,450	$1.57	43d	1	0.55mi
883 Broadway Apt 103 Albany, NY	2.0	1.0	1155	$1,785	$1.55	23d	1	0.58mi
352 State St Albany, NY	2.0	2.0	1143	$2,500	$2.19	23d	1	0.62mi
154 Lancaster St Unit 1 Albany, NY	2.0	1.5	1500	$2,200	$1.47	23d	1	0.70mi
227 Jay St Albany, NY	2.0	2.0	1710	$2,150	$1.26	43d	1	0.72mi
48 N Pearl St Albany, NY	2.0	1.0–2.5	1251	$3,500	$2.80	14d	17	0.75mi
88 Willett St Albany, NY	3.0	1.0	825	$2,080	$2.52	14d	10	0.84mi
292 Lark St Albany, NY	2.0	1.0	1100	$1,500	$1.36	43d	1	0.85mi
409 Madison Ave Albany, NY	2.0	2.0	1050	$2,094	$1.99	23d	1	0.87mi
364 Madison Ave Albany, NY	2.0	2.0	1150	$1,850	$1.61	21d	1	0.90mi
346 Madison Ave Albany, NY	3.0	2.0	1500	$2,495	$1.66	23d	1	0.91mi
346 Madison Ave Unit 3 Albany, NY	3.0	2.0	1110	$2,725	$2.45	43d	1	0.91mi
147 Western Ave Albany, NY	3.0	1.0	1428	$1,800	$1.26	14d	1	0.94mi
520 Madison Ave Unit 1 Albany, NY	3.0	1.0	1080	$1,700	$1.57	43d	1	0.94mi
178 Western Ave Unit 3 Albany, NY	3.0	1.0	1500	$1,725	$1.15	14d	1	1.02mi
164 Madison Ave Albany, NY	2.0	1.0	1200	$1,500	$1.25	43d	1	1.08mi
201 Park Ave Unit 10 Albany, NY	3.0	2.0	1600	$2,100	$1.31	43d	1	1.09mi
223 Western Ave #1 Albany, NY	3.0	1.0	1100	$1,750	$1.59	23d	1	1.10mi
58 Elberon Pl Apt 2 Albany, NY	4.0	1.0	1250	$2,200	$1.76	43d	1	1.10mi
188 Spring St Unit 2 Albany, NY	2.0	1.0	1200	$1,475	$1.23	43d	1	1.11mi
433 Hamilton St Unit 1 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	1.14mi
437 Hamilton St Unit 2 Albany, NY	4.0	1.0	1200	$2,300	$1.92	14d	1	1.15mi
569 Washington Ave Unit 1st Floor Albany, NY	4.0	1.0	1275	$2,000	$1.57	43d	1	1.15mi
25 Bleecker Pl #1 Albany, NY	2.0	1.0	1150	$1,350	$1.17	44d	1	1.15mi
273 Western Ave Unit 3 Albany, NY	3.0	1.0	1100	$1,850	$1.68	23d	1	1.19mi
119 Grand St Albany, NY	3.0	1.0	1600	$1,300	$0.81	43d	1	1.20mi
257 Quail St Albany, NY	4.0	2.5	2208	$2,800	$1.27	43d	1	1.21mi
1556 1st St Rensselaer, NY	2.0	1.0	2178	$1,600	$0.73	14d	1	1.22mi
624 N Pearl St Unit 1st floor Albany, NY	4.0	2.0	1800	$1,950	$1.08	14d	1	1.23mi
628 N Pearl St Menands, NY	3.0	1.0	1088	$1,500	$1.38	43d	1	1.24mi
489 Hamilton St Unit 1 Albany, NY	3.0	1.0	1100	$1,800	$1.64	14d	1	1.25mi
945 Broadway Rensselaer, NY	3.0	1.0	1200	$1,650	$1.38	23d	1	1.29mi
99 New Broadway Rensselaer, NY	2.0	1.0–2.0	946	$2,495	$2.64	14d	5	1.29mi
830 Madison Ave Albany, NY	3.0	1.0	1180	$1,700	$1.44	23d	1	1.31mi
526 Central Ave Albany, NY	1.0–2.0	1.0	957	$1,435	$1.50	43d	1	1.33mi
100 New Broadway Rensselaer, NY	2.0	2.0	1248	$2,212	$1.77	14d	2	1.37mi
25 Harrison Ave Rensselaer, NY	2.0	1.0	1400	$1,745	$1.25	18d	1	1.39mi

Listing history 6 events

1. 2026-06-18
   days on market $149,000 Active 8 DOM
2. 2026-06-17
   days on market $149,000 Active 7 DOM
3. 2026-06-16
   days on market $149,000 Active 6 DOM
4. 2026-06-15
   days on market $149,000 Active 5 DOM
5. 2026-06-14
   remarks 366-char remark
6. 2026-06-14
   listed $149,000 Active 3 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: $2,324 · $194/mo
• Projected year-2 tax: $2,421 · $202/mo
• Expected delta: +$97/yr (+$8/mo · 4.2%)

ⓘ 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: $24,471
• − Mortgage interest: −$8,346
• − Property taxes: −$2,324
• − Insurance: −$745
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$4,335
• Taxable income: $4,806
• Est. tax owed @ 24.0%: −$1,153
• After-tax cash flow: $5,733/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

+171.4% since first listed

20 events — show timeline

• 2026-06-08 Listed $149,000 Global MLS
• 2026-03-13 Pending — Global MLS
• 2026-03-11 Listing Removed — Global MLS
• 2026-02-18 Price Changed $143,900 Global MLS
• 2026-01-25 Listed $149,500 Global MLS
• 2025-11-01 Listing Removed — Global MLS
• 2025-08-20 Price Changed $140,000 Global MLS
• 2025-07-30 Relisted — Global MLS
• 2025-07-28 Listed $155,000 Global MLS
• 2025-07-28 Listing Removed — Global MLS
• 2024-04-26 Sold (Public Records) $150,000 Public Records
• 2024-04-23 Sold (MLS) $150,000 Global MLS
• 2024-03-07 Pending — Global MLS
• 2024-02-13 Relisted — Global MLS
• 2024-01-31 Pending — Global MLS
• 2024-01-24 Price Changed $150,000 Global MLS
• 2023-11-28 Price Changed $160,000 Global MLS
• 2023-11-07 Listed $165,000 Global MLS
• 2022-09-24 Listing Removed — Global MLS
• 2022-09-22 Listed $54,900 Global MLS

Property tax history

+16.5%/yr

Latest (2025): $2,324 · -13.5% YoY. Source: county tax records.