111 Daytona Ave · Albany, NY 12203

$289,000

4 bd · 1.5 ba · 1,470 sqft · SingleFamily public records · 2 Days on market

Built 1952 5,227 sqft lot Est $329k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +13.0/15.0
• Cash flow +9.6/30.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New flr plan opened up between kitch & LR. Totally redone! This 4 BR, 1 1/2 bath brick & vinyl salt box is close to everything -campus, all hwys, shopping, bus line. It has LR, DR, eat-in kitchen and FR/rec room (in basement). New vinyl plank flooring in LR, DR, kitchen and halls. New w/w in remaining rooms. New kitchen (new frig & range) & full bath, remodeled 1/2 bath. New roof, furnace w/CA & bilco door. Repl doors & windows. Incl 1yr home warranty. Nothing to do here for yrs, immed possession! Excellent Condition

Key facts

• Laminate flooring
• Formal dining room
• Ceiling fans

Tags

• EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• FORMAL DINING ROOM
• WOOD FIREPLACE INSERT
• LAMINATE FLOORING
• CEILING FANS

Property features AI

Exterior

• Parking: Off-street paved parking; Driveway; Total of 2 parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; 220-volt electric with circuit breakers; Cable available
• Home design: Single family residence; Updated/remodeled condition; Level lot
• Construction: Block foundation; Construction includes block, brick, drywall, and vinyl siding; Rubber and asphalt roof
• Exterior features: Patio; Paved driveway; Garden; Outdoor lighting; Outdoor bar; Shed(s) and workshop; Wood and chain-link fencing with gate; Drive-paved yard

Interior

• Kitchen: Electric oven; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: One bedroom on the first floor; Three bedrooms on the second floor
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (first floor); One half bathroom (second floor)
• Heating & cooling: Forced air heating; Wood heating option; Central air conditioning
• Interior features: Walk-in closet(s); Storm door(s); Screens and curtain rods on windows; Double-pane windows; Finished, heated basement with interior entry and Bilco doors; Wood-burning fireplace with insert in family room
• Laundry & utility: Washer and dryer hookups; Washer/Dryer listed as included; Electric dryer hookup located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (10.4% below list).
• Recommended offer: $254k (12.0% below list) — sets the bar for cash-flow.

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); 127 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• This rent runs 37% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $188k; list at $289k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $254,434 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $329,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
178 Ormond St	0.16mi	4/2.5	1,503 (+2%)	1mo	$446,000	$297	84
43 Oliver Ave	0.34mi	3/1.5 (-1)	1,456 (-1%)	6mo	$375,000	$258	72
87 Ormond St	0.20mi	3/2.0 (-1)	1,562 (+6%)	2mo	$349,900	$224	72
123 Daytona Ave	0.07mi	3/2.5 (-1)	1,595 (+8%)	2mo	$404,000	$253	72
188 Tampa Ave	0.17mi	3/2.0 (-1)	1,354 (-8%)	5mo	$294,000	$217	68
16 Aspen Cir	0.36mi	3/2.0 (-1)	1,498 (+2%)	6mo	$395,000	$264	68
32 Eileen St	0.64mi	4/1.5	1,532 (+4%)	1mo	$290,000	$189	62
19 Pleasantview Ave	0.51mi	3/2.0 (-1)	1,380 (-6%)	1mo	$278,000	$201	58
41 Crescent Dr	0.65mi	3/1.5 (-1)	1,500 (+2%)	6mo	$330,000	$220	57
37 Briar Ave	0.36mi	3/1.0 (-1)	1,269 (-14%)	4mo	$270,000	$213	50
18 Fairlawn Ave	0.74mi	4/2.0	1,352 (-8%)	1mo	$315,000	$233	50
7 Clarendon Rd	0.60mi	3/1.5 (-1)	1,620 (+10%)	4mo	$333,000	$206	47

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 · 1.85% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.23×
• Total profit: $-62,067
• Equity at exit: $43,091

10-year hold

• IRR: -20.1%
• Equity multiple: -0.00×
• Total profit: $-81,206
• Equity at exit: $24,987

Cash invested: $80,920 (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: 127
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,591 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$606 /mo · $7,275/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-196

Break-even live

Break-even rent $2,838

Max offer price $254,434

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-114	+0% $-196	+5% $-277	+10% $-359
Rent	-10% $-400	-5% $-298	+0% $-196	+5% $-93	+10% $9
Rate	-1.0pp $-50	-0.5pp $-122	base $-196	+0.5pp $-271	+1.0pp $-347

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Western Ave Albany, NY	4.0	2.5	1600	$2,700	$1.69	16d	1	0.42mi
2 Friebel Rd Albany, NY	3.0	2.0	1392	$2,200	$1.58	15d	1	0.56mi
32 Moreland Ave Unit NA Albany, NY	3.0	1.5	1500	$2,300	$1.53	23d	1	0.63mi
53 Greenway N Albany, NY	3.0	2.0	1500	$2,600	$1.73	25d	1	0.67mi
786 New Scotland Ave Albany, NY	5.0	2.5	1209	$3,000	$2.48	45d	1	0.67mi
62 Homestead St Albany, NY	4.0	2.0	1600	$2,600	$1.62	45d	1	0.71mi
78 S Pine Ave Unit 2 Albany, NY	3.0	1.5	1541	$2,350	$1.52	16d	1	0.94mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	45d	1	1.09mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	16d	22	1.11mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	45d	1	1.19mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	45d	1	1.28mi
30 Cardinal Ave Albany, NY	4.0	1.0	1529	$2,800	$1.83	46d	1	1.32mi
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	25d	1	1.32mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	16d	1	1.38mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $289,000 Active 2 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: $7,275 · $606/mo
• Projected year-2 tax: $7,275 · $606/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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $31,087
• − Mortgage interest: −$16,188
• − Property taxes: −$7,275
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − Depreciation: −$8,407
• Taxable loss: −$7,203
• Est. tax savings @ 24.0%: +$1,729
• After-tax cash flow: $-619/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

+41.0% since first listed

10 events — show timeline

• 2026-06-19 Listed $289,000 Global MLS
• 2019-02-28 Sold (MLS) $188,000 Global MLS
• 2019-02-28 Sold (MLS) $188,000 Global MLS
• 2019-01-06 Pending — Global MLS
• 2018-12-28 Price Changed $191,900 Global MLS
• 2018-12-04 Price Changed $193,900 Global MLS
• 2018-10-18 Price Changed $195,900 Global MLS
• 2018-09-18 Listed $199,777 Global MLS
• 2011-01-16 Listing Removed — Global MLS
• 2010-10-18 Listed $205,000 Global MLS

Property tax history

+1.4%/yr

Latest (2025): $7,275 · +1.3% YoY. Source: county tax records.