26 Daytona Ave · Albany, NY 12203

$315,000

4 bd · 2.0 ba · 1,445 sqft · MultiFamily public records · 37 Days on market

Built 1947 4,791 sqft lot Est $305k · at est.

---

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 +19.8/30.0
• DSCR +6.3/10.0
• ARV discount +6.0/15.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 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

Perfect owner occupied property with $650 supplemental income from basement apartment. Why pay to room your kids at SUNY when you can buy this unit and house 3 students and let them pay the mortgage? Brick two family with ready to move in a super convenient location. Hardwood floors and many updates. Excellent Condition

Key facts

• Two bedroom unit
• Strong rental demand
• Natural light

Tags

• TWO BEDROOM UNIT
• NATURAL LIGHT
• THOUGHTFUL LAYOUTS
• DESIRABLE AREA
• STRONG RENTAL DEMAND
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive. Per door: $159/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $315k).
• Recommended offer: $306k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 (+1.9%/yr); 127 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

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

• It's been on market 37 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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 $160k; list at $315k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.05% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $304,895
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Daytona Ave	0.00mi	4/2.0	1,445 (0%)	0mo	$305,000	$211	100
32 Daytona Ave	0.02mi	4/2.0	1,599 (+11%)	23mo	$315,000	$197	62

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: -10.9%
• Equity multiple: 0.61×
• Total profit: $-34,515
• Equity at exit: $46,968

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-18,744
• Equity at exit: $27,235

Cash invested: $88,200 (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 12203

• Home prices YoY: -31.0%
• Rents YoY: 1.9%
• Active inventory: 127
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $3,316 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$464 /mo · $5,567/yr
• Insurance: −$131
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$696
• Net cashflow: $317

Break-even live

Break-even rent $2,915

Max offer price $315,000

Occupancy floor 85%

Sensitivity live

Price	-10% $495	-5% $406	+0% $317	+5% $228	+10% $139
Rent	-10% $55	-5% $186	+0% $317	+5% $448	+10% $579
Rate	-1.0pp $476	-0.5pp $397	base $317	+0.5pp $235	+1.0pp $152

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,316
Total (2 units)			$3,316

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
830 Western Ave Albany, NY	4.0	2.5	1600	$2,700	$1.69	15d	1	0.21mi
62 Homestead St Albany, NY	4.0	2.0	1600	$2,600	$1.62	44d	1	0.76mi
32 Moreland Ave Unit NA Albany, NY	3.0	1.5	1500	$2,300	$1.53	22d	1	0.77mi
53 Greenway N Albany, NY	3.0	2.0	1500	$2,600	$1.73	24d	1	0.79mi
2 Friebel Rd Albany, NY	3.0	2.0	1392	$2,200	$1.58	15d	1	0.80mi
255 Patroon Creek Blvd Albany, NY	1.0–3.0	1.0–2.0	1080	$2,559	$2.37	15d	22	0.86mi
78 S Pine Ave Unit 2 Albany, NY	3.0	1.5	1541	$2,350	$1.52	15d	1	0.86mi
786 New Scotland Ave Albany, NY	5.0	2.5	1209	$3,000	$2.48	44d	1	0.89mi
135 Winthrop Ave Albany, NY	3.0	2.0	1788	$3,500	$1.96	44d	1	0.90mi
104 S Main Ave Unit 1 Albany, NY	3.0	1.0	1300	$2,600	$2.00	44d	1	1.18mi
32 Peyster St Unit 2nd Albany, NY	3.0	2.0	1500	$2,300	$1.53	44d	1	1.26mi
11 King Ave Unit 2 Albany, NY	3.0	1.0	1100	$1,600	$1.45	15d	1	1.31mi
602 Morris St Albany, NY	3.0	1.0	1270	$1,850	$1.46	15d	1	1.32mi
38 W Erie St Albany, NY	4.0	2.0	1440	$2,800	$1.94	24d	1	1.35mi
30 Cardinal Ave Albany, NY	4.0	1.0	1529	$2,800	$1.83	45d	1	1.40mi
14 Woodside Ave Albany, NY	4.0	3.0	1248	$2,700	$2.16	44d	1	1.47mi

Listing history 15 events

1. 2026-03-11
   status Pending
2. 2026-02-24
   status Active
3. 2026-02-21
   status Pending
4. 2026-01-28
   listed $315,000 Active
5. 2014-05-07
   soldstatus $160,000
6. 2014-05-02
   soldstatus $160,000 322-char remark

   Show marketing remark (322 chars)

   Perfect owner occupied property with $650 supplemental income from basement apartment. Why pay to room your kids at SUNY when you can buy this unit and house 3 students and let them pay the mortgage? Brick two family with ready to move in a super convenient location. Hardwood floors and many updates. Excellent Condition

7. 2014-03-23
   historical 322-char remark

   Show marketing remark (322 chars)

   Perfect owner occupied property with $650 supplemental income from basement apartment. Why pay to room your kids at SUNY when you can buy this unit and house 3 students and let them pay the mortgage? Brick two family with ready to move in a super convenient location. Hardwood floors and many updates. Excellent Condition

8. 2013-09-27
   listed $154,900 322-char remark

   Show marketing remark (322 chars)

   Perfect owner occupied property with $650 supplemental income from basement apartment. Why pay to room your kids at SUNY when you can buy this unit and house 3 students and let them pay the mortgage? Brick two family with ready to move in a super convenient location. Hardwood floors and many updates. Excellent Condition

9. 2004-07-21
   soldstatus $143,500
10. 2004-07-08
    soldstatus $143,500 147-char remark

    Show marketing remark (147 chars)

    EXCELLENT 2 FAMILY FOR OWNER OCCUPIED. BRICK RANCH STYLE BUILDING. UNIT 2 HAS HARDWOOD FLOORS, GREAT KITCHEN, GOOD SIZED ROOMS. Excellent Condition

11. 2004-05-02
    historical 147-char remark

    Show marketing remark (147 chars)

    EXCELLENT 2 FAMILY FOR OWNER OCCUPIED. BRICK RANCH STYLE BUILDING. UNIT 2 HAS HARDWOOD FLOORS, GREAT KITCHEN, GOOD SIZED ROOMS. Excellent Condition

12. 2004-04-26
    listed $147,500 147-char remark

    Show marketing remark (147 chars)

    EXCELLENT 2 FAMILY FOR OWNER OCCUPIED. BRICK RANCH STYLE BUILDING. UNIT 2 HAS HARDWOOD FLOORS, GREAT KITCHEN, GOOD SIZED ROOMS. Excellent Condition

13. 1998-12-10
    soldstatus $82,796
14. 1998-12-08
    soldstatus $82,796
15. 1998-06-07
    listed $86,900

ⓘ 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: $5,567 · $464/mo
• Projected year-2 tax: $5,567 · $464/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 7/10 Severe FEMA zone X (unshaded) · 76% 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 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: $39,792
• − Mortgage interest: −$17,645
• − Property taxes: −$5,567
• − Insurance: −$2,242
• − Repairs & maintenance: −$3,183
• − Management: −$3,183
• − Depreciation: −$9,164
• Taxable loss: −$1,191
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $4,091/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

+262.5% since first listed

15 events — show timeline

• 2026-03-11 Pending — Global MLS
• 2026-02-24 Relisted — Global MLS
• 2026-02-21 Pending — Global MLS
• 2026-01-28 Listed $315,000 Global MLS
• 2014-05-07 Sold (Public Records) $160,000 Public Records
• 2014-05-02 Sold (MLS) $160,000 Global MLS
• 2014-03-23 Listing Removed — Global MLS
• 2013-09-27 Listed $154,900 Global MLS
• 2004-07-21 Sold (Public Records) $143,500 Public Records
• 2004-07-08 Sold (MLS) $143,500 Global MLS
• 2004-05-02 Listing Removed — Global MLS
• 2004-04-26 Listed $147,500 Global MLS
• 1998-12-10 Sold (Public Records) $82,796 Public Records
• 1998-12-08 Sold (MLS) $82,796 Global MLS
• 1998-06-07 Listed $86,900 Global MLS

Property tax history

+0.1%/yr

Latest (2025): $5,567 · +3.3% YoY. Source: county tax records.