254 E Bank St · Albion, NY 14411

$36,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 159 Days on market

Built 1900 3,925 sqft lot $28/sqft · 75% 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
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House being sold "As-Is" Bring your vision and transform this completely gutted home into something special. The interior has been cleared, offering a rare chance to design every detail to your taste. Significant renovations are needed, making this an ideal project for experienced renovators or investors.

Key facts

• 3,925 sq ft lot
• Built 1900
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.3% vs local median 4.1% in Albion — 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 59/100 on livability (#1,009 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools C-, crime D-, amenities F.
• Albion Central School District (town): math 37% / reading 50% proficiency, ranked #479 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $249 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $36k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. 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.
7. 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.
8. 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: 2.78% ✓
• Cap rate: 24.33%
• Cash-on-cash: 64.43%
• DSCR: 3.87
• GRM: 3.0

CMA / ARV

• ARV (median comp): $141,282
• List price: $36,000
• Delta: -74.52%
• 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
128 Mckinstry St	0.22mi	3/1.0	1,331 (+5%)	12mo	$157,500	$118	71
331 Wood St	0.38mi	2/1.0 (-1)	1,252 (-1%)	6mo	$29,000	$23	70
71 Brown St	0.53mi	3/1.0	1,308 (+4%)	3mo	$150,000	$115	67
114 S Platt St	0.31mi	2/1.5 (-1)	1,310 (+4%)	6mo	$90,000	$69	67
109 Herrick St	0.18mi	3/1.5	1,104 (-13%)	3mo	$90,000	$82	66
45 Meadowbrook Dr	0.67mi	3/2.0	1,260 (-0%)	5mo	$195,000	$155	60
117 W Academy St	0.62mi	3/1.0	1,348 (+7%)	2mo	$74,000	$55	59
525 E State	0.54mi	3/1.0	1,194 (-6%)	16mo	$135,000	$113	52
214 Linwood Ave	0.39mi	3/1.0	1,080 (-15%)	7mo	$144,833	$134	52
10 Meadowbrook Dr	0.58mi	3/1.5	1,430 (+13%)	6mo	$240,000	$168	44
33 Caroline St	0.33mi	4/2.0 (+1)	1,432 (+13%)	16mo	$160,000	$112	40
227 S Clinton St	0.71mi	3/1.0	1,092 (-14%)	13mo	$187,825	$172	33

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: 63.6%
• Equity multiple: 3.84×
• Total profit: $28,652
• Equity at exit: $5,368

10-year hold

• IRR: 68.0%
• Equity multiple: 7.88×
• Total profit: $69,396
• Equity at exit: $3,113

Cash invested: $10,080 (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 14411

• Home prices YoY: -11.6%
• Active inventory: 44
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $541

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 41%

Sensitivity live

Price	-10% $566	-5% $554	+0% $541	+5% $529	+10% $516
Rent	-10% $462	-5% $502	+0% $541	+5% $581	+10% $620
Rate	-1.0pp $559	-0.5pp $550	base $541	+0.5pp $532	+1.0pp $522

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 W Bank St Albion, NY	2.0	1.0	1000	$1,000	$1.00	4d	1	0.44mi

Listing history 8 events

1. 2026-03-25
   price $36,000 317-char remark

   Show marketing remark (317 chars)

   House being sold "As-Is" Bring your vision and transform this completely gutted home into something special. The interior has been cleared, offering a rare chance to design every detail to your taste. Significant renovations are needed, making this an ideal project for experienced renovators or investors.

2. 2026-01-12
   price $37,000 317-char remark

   Show marketing remark (317 chars)

   House being sold "As-Is" Bring your vision and transform this completely gutted home into something special. The interior has been cleared, offering a rare chance to design every detail to your taste. Significant renovations are needed, making this an ideal project for experienced renovators or investors.

3. 2025-12-16
   listed $39,900 Active 317-char remark

   Show marketing remark (317 chars)

   House being sold "As-Is" Bring your vision and transform this completely gutted home into something special. The interior has been cleared, offering a rare chance to design every detail to your taste. Significant renovations are needed, making this an ideal project for experienced renovators or investors.

4. 2024-03-10
   historical
5. 2023-12-15
   listed $69,900 Active
6. 2023-12-10
   historical
7. 2023-09-22
   listed $69,900 Active
8. 2013-01-04
   soldstatus $11,750

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 52% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,047
• Taxable income: $6,296
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $4,983/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: Albion Central School District
• NCES district ID: 3602520
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $45,408
• Composite: 36.91/100
• National rank: #4541
• State rank: #479 of 590 in NY

Livability — Albion

• Score: 59/100
• State rank: #1009
• US rank: #19661

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment F Housing A- Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, NY
• Population (ZIP): 12,479

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.68%
• Current HPI: 302.9236
• Rent YoY: —
• Metro: —
• 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

+206.4% since first listed

8 events — show timeline

• 2026-03-25 Price Changed $36,000 UNYREIS
• 2026-01-12 Price Changed $37,000 UNYREIS
• 2025-12-16 Listed $39,900 UNYREIS
• 2024-03-10 Listing Removed — UNYREIS
• 2023-12-15 Listed $69,900 UNYREIS
• 2023-12-10 Listing Removed — UNYREIS
• 2023-09-22 Listed $69,900 UNYREIS
• 2013-01-04 Sold (Public Records) $11,750 Public Records

Property tax history

+4.2%/yr

Latest (2025): $2,428 · +3.4% YoY. Source: county tax records.