55 Van Dyke Rd · Albany, NY 12054

$250,000

4 bd · 1.0 ba · 2,306 sqft · SingleFamily public records · 2 Days on market

Built 1907 0.62 ac lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

8 ROOM OLDER HOME W/HIGH CEILINGS, COUNTRY KITCHEN, ENC. FRONT PORCH, BACK BREEZEWAY AND DECK, .65 ACRE PRIVATE BACK YARD. NEAR BCHS W/ATHLETIC FIELDS, TRACK & TENNIS COURTS. COME INSIDE YOU'LL FEEL THE SPACE & LIGHT. TAX * -- Very Good Condition

Key facts

• Delmar location
• Full attic
• Enclosed front porch

Tags

• DELMAR LOCATION
• ENCLOSED FRONT PORCH
• FIRST FLOOR LAUNDRY AREA
• BREEZEWAY CONNECTING TO GARAGE
• LARGE FIRST FLOOR ROOM
• FULL ATTIC

Property features AI

Exterior

• Parking: One garage space; Three parking spaces total; Off-street parking and driveway
• Utilities: Public sewer; Circuit breaker electric; Cable available
• Home design: Single family residence; Fixer condition
• Construction: Wood siding; Asphalt roof
• Exterior features: Deck; Enclosed porch; Front porch; Level lot

Interior

• Kitchen: Range; Range hood; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom (second level); Bedrooms on first and second levels
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms (one on first level, one on second level)
• Heating & cooling: Natural gas heating; Steam heating
• Interior features: High speed internet; Interior entry unfinished basement
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 8.5% 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.
• Bethlehem Central School District (suburban): math 70% / reading 74% proficiency, ranked #90 of 590 in NY (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Bethlehem Central Senior High School (math 100% / reading 87%, grade A+, #141 of 1,100 statewide, top 13%, 1,364 students, 13% FRL).
• Zoned-school proficiency averages 93% at this address vs 72% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Bethlehem Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 70 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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.
• 2 sale attempts since 27y 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 $85k; list at $250k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000

Questions for the listing agent

1. Built in 1907 — 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: 1.18% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.88%
• DSCR: 1.35
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $567,276
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Grantwood Rd	0.46mi	4/3.0	2,331 (+1%)	15mo	$565,000	$242	56
21 Heather Ln	0.65mi	4/2.5	2,259 (-2%)	7mo	$545,000	$241	54
116 Elm Ave	0.68mi	5/3.5 (+1)	2,307 (0%)	7mo	$825,000	$358	47
48 Wakefield Ct	0.36mi	4/2.5	2,490 (+8%)	21mo	$440,000	$177	46
78 Mosher Rd	0.73mi	4/2.5	2,496 (+8%)	11mo	$675,000	$270	37
32 Tierney Dr	0.64mi	4/2.5	2,542 (+10%)	24mo	$625,000	$246	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-11,102
• Equity at exit: $37,276

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $28,563
• Equity at exit: $21,615

Cash invested: $70,000 (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.

Methodology + full state rankings →

ZIP-level market 12054

• Active inventory: 70
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,945 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$452 /mo · $5,421/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $460

Break-even live

Break-even rent $2,363

Max offer price $250,000

Occupancy floor 79%

Sensitivity live

Price	-10% $601	-5% $530	+0% $460	+5% $389	+10% $318
Rent	-10% $227	-5% $343	+0% $460	+5% $576	+10% $692
Rate	-1.0pp $586	-0.5pp $523	base $460	+0.5pp $395	+1.0pp $329

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-07
   statusdays on market $250,000 Pending 2 DOM
2. 2026-06-03
   remarks 695-char remark
3. 2026-06-03
   listed $250,000 Active 1 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: $5,421 · $452/mo
• Projected year-2 tax: $5,421 · $452/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 3/10 Moderate
• 🌡 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: $35,342
• − Mortgage interest: −$14,004
• − Property taxes: −$5,421
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − Depreciation: −$7,273
• Taxable income: $1,739
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $5,099/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: Bethlehem Central School District
• NCES district ID: 3604710
• Math proficiency: 70% ▼ -8.00%
• Reading proficiency: 74% ▲ 7.00%
• Median HH income: $94,967
• Composite: 65.31/100
• National rank: #488
• State rank: #90 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

• County: Albany County · 196,626 people
• City population: 116,921
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,436
• Household income: $129,583
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 410.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Other Asian/Pacific 2% German/W. Germanic 1% Other Indo-European 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: —

Market trends

• HPI YoY: ▼ -295.31%
• Current HPI: 286.6343
• Rent YoY: —
• 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

+178.1% since first listed

5 events — show timeline

• 2026-06-03 Listed $250,000 Global MLS
• 2000-06-30 Sold (Public Records) $85,000 Public Records
• 2000-06-30 Sold (MLS) $85,000 Global MLS
• 2000-05-19 Listing Removed — Global MLS
• 1999-09-27 Listed $89,900 Global MLS

Property tax history

-1.3%/yr

Latest (2025): $5,421 · +1.9% YoY. Source: county tax records.