73 Dana Ave · Albany, NY 12208

$174,990

6 bd · 2.0 ba · 1,812 sqft · MultiFamily public records · 39 Days on market

Built 1905 1,742 sqft lot $97/sqft · 67% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

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

Listing remarks MLS

Duplex being sold, ''AS-IS Where Is''. Cash or Hard Money only, 30 day or less closing. Purchaser must use sellers title company.

Key facts

• 1,742 sq ft lot
• Built 1905
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $743/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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.
• 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 (+5.0%/yr); 99 active listings in the ZIP; 675 units permitted in Albany County in 2024 (451 in 5+ unit buildings).
• At $3,677/mo this rent would consume 63% of the median local household income ($70k/yr) (locally 1952% 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 $1k of loan paydown is wiped out by about $5k 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 + 5.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $74k; list at $175k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.10% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.38%
• DSCR: 2.62
• GRM: 4.0

CMA / ARV

• ARV (median comp): $522,436
• List price: $174,990
• Delta: -66.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Elk St	0.54mi	6/2.0	1,880 (+4%)	2mo	$89,900	$48	67
528 Madison Ave	0.03mi	5/4.0 (-1)	1,994 (+10%)	8mo	$330,000	$165	62
156 Lark St	0.55mi	6/3.0	1,728 (-5%)	1mo	$235,000	$136	62
18 Delaware Ter	0.62mi	6/2.0	1,792 (-1%)	9mo	$246,990	$138	61
184 Quail St	0.65mi	6/3.0	1,853 (+2%)	4mo	$231,000	$125	58
139 Jefferson St	0.42mi	5/2.0 (-1)	1,888 (+4%)	17mo	$325,000	$172	54
106 Spring St	0.61mi	5/2.0 (-1)	1,896 (+5%)	13mo	$236,000	$124	48
361 Madison Ave	0.37mi	6/3.0	2,034 (+12%)	15mo	$318,000	$156	46
645 Myrtle Ave	0.70mi	6/2.0	2,000 (+10%)	5mo	$270,000	$135	45
247 Elk St	0.54mi	6/2.0	2,024 (+12%)	14mo	$120,000	$59	44
425 Sheridan Ave	0.65mi	5/2.0 (-1)	1,990 (+10%)	8mo	$91,200	$46	42
148 Quail St	0.73mi	6/2.0	2,058 (+14%)	10mo	$160,000	$78	36

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 · 5.05% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 2.51×
• Total profit: $74,177
• Equity at exit: $26,092

10-year hold

• IRR: 42.7%
• Equity multiple: 5.50×
• Total profit: $220,284
• Equity at exit: $15,130

Cash invested: $48,997 (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 12208

• Home prices YoY: -30.1%
• Rents YoY: 5.0%
• Active inventory: 99
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,677 high
• Mortgage (P&I): −$918
• Tax from tax record: −$429 /mo · $5,146/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $1,485

Break-even live

Break-even rent $1,797

Max offer price $174,990

Occupancy floor 55%

Sensitivity live

Price	-10% $1,585	-5% $1,535	+0% $1,485	+5% $1,436	+10% $1,386
Rent	-10% $1,195	-5% $1,340	+0% $1,485	+5% $1,631	+10% $1,776
Rate	-1.0pp $1,574	-0.5pp $1,530	base $1,485	+0.5pp $1,440	+1.0pp $1,394

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,678
Total (2 units)			$3,677

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: $43,748
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-11
   status Pending 129-char remark

   Show marketing remark (129 chars)

   Duplex being sold, ''AS-IS Where Is''. Cash or Hard Money only, 30 day or less closing. Purchaser must use sellers title company.

2. 2026-03-30
   listed $174,990 Active 129-char remark

   Show marketing remark (129 chars)

   Duplex being sold, ''AS-IS Where Is''. Cash or Hard Money only, 30 day or less closing. Purchaser must use sellers title company.

3. 2005-10-07
   soldstatus $74,500
4. 2004-01-21
   soldstatus $17,500
5. 2003-12-09
   soldstatus $20,900 45-char remark

   Show marketing remark (45 chars)

   call agent to show property -- Fair Condition

6. 2003-10-09
   historical 45-char remark

   Show marketing remark (45 chars)

   call agent to show property -- Fair Condition

7. 2003-01-13
   listed $20,900 45-char remark

   Show marketing remark (45 chars)

   call agent to show property -- Fair Condition

8. 2001-03-21
   soldstatus $70,000
9. 2001-02-20
   soldstatus $24,000
10. 2000-12-19
    historical
11. 2000-11-01
    listed $27,000

ⓘ 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: $5,146 · $429/mo
• Projected year-2 tax: $5,146 · $429/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 ≥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: $44,124
• − Mortgage interest: −$9,802
• − Property taxes: −$5,146
• − Insurance: −$875
• − Repairs & maintenance: −$3,530
• − Management: −$3,530
• − Depreciation: −$5,091
• Taxable income: $16,151
• Est. tax owed @ 24.0%: −$3,876
• After-tax cash flow: $13,949/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): 23,289
• Household income: $70,413
• Rent vs Own: 54.9% rent · 45.1% own
• Severe rent burden: 1952.0

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 (66%)
• Race & ethnicity: White 66% Black 12% Asian 10% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Italian 3% Scotch-Irish 3%
• Foreign-born: 16% · Canada, China, Philippines
• Languages at home: 83% English-only · Other Indo-European 4% Other Asian/Pacific 3% French/Haitian/Cajun 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: ▼ -120.46%
• Current HPI: 279.716
• Rent YoY: ▲ 5.05%
• 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

+548.1% since first listed

11 events — show timeline

• 2026-05-11 Pending — Global MLS
• 2026-03-30 Listed $174,990 Global MLS
• 2005-10-07 Sold (Public Records) $74,500 Public Records
• 2004-01-21 Sold (Public Records) $17,500 Public Records
• 2003-12-09 Sold (MLS) $20,900 Global MLS
• 2003-10-09 Listing Removed — Global MLS
• 2003-01-13 Listed $20,900 Global MLS
• 2001-03-21 Sold (Public Records) $70,000 Public Records
• 2001-02-20 Sold (MLS) $24,000 Global MLS
• 2000-12-19 Listing Removed — Global MLS
• 2000-11-01 Listed $27,000 Global MLS

Property tax history

+4.9%/yr

Latest (2025): $5,146 · -0.7% YoY. Source: county tax records.