260 E Bank St · Albion, NY 14411

$99,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 15 Days on market

Built 1900 3,152 sqft lot Est $120k · 17% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.2/10.0
• DSCR +5.7/10.0
• 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

BACK ON THE MARKET !! This 3-bedroom ranch style home sitting on a corner lot with many upgrades (new siding/shutters in 2018, Pergo flooring, Solar Radiant Barrier insulation in walls/attic crawl space, newer roof and furnace. Enjoy the view of the Erie canal from your living room and kitchen windows. Property being sold "as is". Current owner moving out of area - motivated to sell - make an offer!!

Key facts

• Low-maintenance yard
• Corner lot position
• Central location

Tags

• LOW-MAINTENANCE YARD
• CORNER LOT POSITION
• RANCH-STYLE FLOOR PLAN
• CENTRAL LOCATION

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Public water (not connected)
• Home design: One-story property; Existing/resale condition; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Shed(s) / storage; See remarks for additional exterior details; Rectangular lot (approx. 47 x 65)

Interior

• Kitchen: Kitchen on the first floor (about 13 x 13)
• Bedrooms: Three main-level bedrooms (all on the first floor); Bedroom sizes approximately 10 x 10, 9 x 9, and 9 x 13
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating (see remarks); Central air conditioning
• Interior features: Separate/formal dining room; See remarks for additional interior details
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: crime D-, amenities F, commute 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.
• Zoned schools: Ronald L Sodoma Elementary School (math 31% / reading 49%, grade F, #1,415 of 2,108 statewide, top 67%, 820 students, 57% FRL); Carl I Bergerson Middle School (math 19% / reading 44%, grade F, #522 of 729 statewide, top 73%, 403 students, 62% FRL); Charles D'Amico High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 514 students, 63% FRL) — zoned schools average 60% FRL vs 45% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 2 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $57k; list at $100k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $120,232
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Herrick St	0.19mi	3/1.5	1,104 (+4%)	3mo	$90,000	$82	80
214 Linwood Ave	0.39mi	3/1.0	1,080 (+2%)	7mo	$144,833	$134	74
227 S Clinton St	0.72mi	3/1.0	1,092 (+3%)	13mo	$187,825	$172	51
205 S Clinton St	0.66mi	2/1.0 (-1)	984 (-8%)	8mo	$76,000	$77	45
525 E State	0.52mi	3/1.0	1,194 (+12%)	16mo	$135,000	$113	42

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-10,471
• Equity at exit: $14,895

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-1,529
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$230 /mo · $2,764/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $88

Break-even live

Break-even rent $1,007

Max offer price $99,900

Occupancy floor 87%

Sensitivity live

Price	-10% $145	-5% $117	+0% $88	+5% $60	+10% $32
Rent	-10% $0	-5% $44	+0% $88	+5% $133	+10% $177
Rate	-1.0pp $139	-0.5pp $114	base $88	+0.5pp $63	+1.0pp $36

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Crimson Dr Albion, NY	2.0	1.0	825	$1,232	$1.49	3d	1	0.34mi
109 W Bank St Albion, NY	2.0	1.0	1000	$1,000	$1.00	4d	1	0.44mi

Listing history 31 events

1. 2026-04-24
   status Pending
2. 2026-04-09
   listed $99,900 Active
3. 2020-03-20
   soldstatus $57,000 Closed Sale or Rented 414-char remark

   Show marketing remark (414 chars)

   BACK ON THE MARKET !! This 3-bedroom ranch style home sitting on a corner lot with many upgrades (new siding/shutters in 2018, Pergo flooring, Solar Radiant Barrier insulation in walls/attic crawl space, newer roof and furnace. Enjoy the view of the Erie canal from your living room and kitchen windows. Property being sold "as is". Current owner moving out of area - motivated to sell - make an offer!!

4. 2020-03-20
   soldstatus $57,000

   Show marketing remark (414 chars)

   BACK ON THE MARKET !! This 3-bedroom ranch style home sitting on a corner lot with many upgrades (new siding/shutters in 2018, Pergo flooring, Solar Radiant Barrier insulation in walls/attic crawl space, newer roof and furnace. Enjoy the view of the Erie canal from your living room and kitchen windows. Property being sold "as is". Current owner moving out of area - motivated to sell - make an offer!!

5. 2019-12-19
   status Pending Sale 414-char remark

   Show marketing remark (414 chars)

   BACK ON THE MARKET !! This 3-bedroom ranch style home sitting on a corner lot with many upgrades (new siding/shutters in 2018, Pergo flooring, Solar Radiant Barrier insulation in walls/attic crawl space, newer roof and furnace. Enjoy the view of the Erie canal from your living room and kitchen windows. Property being sold "as is". Current owner moving out of area - motivated to sell - make an offer!!

6. 2019-11-15
   price $57,500 414-char remark

   Show marketing remark (414 chars)

   BACK ON THE MARKET !! This 3-bedroom ranch style home sitting on a corner lot with many upgrades (new siding/shutters in 2018, Pergo flooring, Solar Radiant Barrier insulation in walls/attic crawl space, newer roof and furnace. Enjoy the view of the Erie canal from your living room and kitchen windows. Property being sold "as is". Current owner moving out of area - motivated to sell - make an offer!!

7. 2019-10-21
   listed $58,900 Active 414-char remark

   Show marketing remark (414 chars)

   BACK ON THE MARKET !! This 3-bedroom ranch style home sitting on a corner lot with many upgrades (new siding/shutters in 2018, Pergo flooring, Solar Radiant Barrier insulation in walls/attic crawl space, newer roof and furnace. Enjoy the view of the Erie canal from your living room and kitchen windows. Property being sold "as is". Current owner moving out of area - motivated to sell - make an offer!!

8. 2019-01-22
   soldstatus $56,000 Closed Sale or Rented 457-char remark

   Show marketing remark (457 chars)

   Cute as a button and move in ready! This recently renovated ranch has updates galore! New siding 2018, new shutters and window boxes, new gutters, new paint in all rooms, Pergo flooring, kitchen cabinets and counter top, updated bath, Solar Radiant Barrier insulation in walls and in attic crawl space. Newer roof and furnace. Enjoy views of the canal and boats from the new deck and seating area. Property and grounds are low maintenance! Come take a look!

9. 2019-01-22
   soldstatus $56,000

   Show marketing remark (457 chars)

   Cute as a button and move in ready! This recently renovated ranch has updates galore! New siding 2018, new shutters and window boxes, new gutters, new paint in all rooms, Pergo flooring, kitchen cabinets and counter top, updated bath, Solar Radiant Barrier insulation in walls and in attic crawl space. Newer roof and furnace. Enjoy views of the canal and boats from the new deck and seating area. Property and grounds are low maintenance! Come take a look!

10. 2018-12-24
    status Pending Sale 457-char remark

    Show marketing remark (457 chars)

    Cute as a button and move in ready! This recently renovated ranch has updates galore! New siding 2018, new shutters and window boxes, new gutters, new paint in all rooms, Pergo flooring, kitchen cabinets and counter top, updated bath, Solar Radiant Barrier insulation in walls and in attic crawl space. Newer roof and furnace. Enjoy views of the canal and boats from the new deck and seating area. Property and grounds are low maintenance! Come take a look!

11. 2018-11-12
    status Active 457-char remark

    Show marketing remark (457 chars)

    Cute as a button and move in ready! This recently renovated ranch has updates galore! New siding 2018, new shutters and window boxes, new gutters, new paint in all rooms, Pergo flooring, kitchen cabinets and counter top, updated bath, Solar Radiant Barrier insulation in walls and in attic crawl space. Newer roof and furnace. Enjoy views of the canal and boats from the new deck and seating area. Property and grounds are low maintenance! Come take a look!

12. 2018-09-20
    status Pending Sale 457-char remark

    Show marketing remark (457 chars)

    Cute as a button and move in ready! This recently renovated ranch has updates galore! New siding 2018, new shutters and window boxes, new gutters, new paint in all rooms, Pergo flooring, kitchen cabinets and counter top, updated bath, Solar Radiant Barrier insulation in walls and in attic crawl space. Newer roof and furnace. Enjoy views of the canal and boats from the new deck and seating area. Property and grounds are low maintenance! Come take a look!

13. 2018-08-10
    price $59,900 457-char remark

    Show marketing remark (457 chars)

    Cute as a button and move in ready! This recently renovated ranch has updates galore! New siding 2018, new shutters and window boxes, new gutters, new paint in all rooms, Pergo flooring, kitchen cabinets and counter top, updated bath, Solar Radiant Barrier insulation in walls and in attic crawl space. Newer roof and furnace. Enjoy views of the canal and boats from the new deck and seating area. Property and grounds are low maintenance! Come take a look!

14. 2018-07-12
    listed $69,900 Active 457-char remark

    Show marketing remark (457 chars)

    Cute as a button and move in ready! This recently renovated ranch has updates galore! New siding 2018, new shutters and window boxes, new gutters, new paint in all rooms, Pergo flooring, kitchen cabinets and counter top, updated bath, Solar Radiant Barrier insulation in walls and in attic crawl space. Newer roof and furnace. Enjoy views of the canal and boats from the new deck and seating area. Property and grounds are low maintenance! Come take a look!

15. 2017-02-27
    soldstatus $9,600 Closed Sale or Rented
16. 2017-02-27
    soldstatus $9,600 Closed Sale or Rented
17. 2017-02-01
    status Pending Sale
18. 2017-01-20
    status Pending Sale
19. 2016-11-21
    listed $11,592 Active
20. 2016-11-19
    listed $11,592 Active
21. 2016-11-07
    historical
22. 2016-10-29
    historical
23. 2016-09-30
    price $12,600
24. 2016-09-07
    price $13,600
25. 2016-07-21
    price $14,700
26. 2016-05-27
    price $18,900
27. 2016-05-21
    listed $21,000 Active
28. 2016-03-29
    listed $21,000 Active
29. 2014-03-24
    listed $34,000
30. 2014-03-24
    listed $34,000
31. 2007-08-10
    soldstatus $28,500

ⓘ 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: $2,764 · $230/mo
• Projected year-2 tax: $2,764 · $230/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 · 0% 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: $13,433
• − Mortgage interest: −$5,596
• − Property taxes: −$2,764
• − Insurance: −$500
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,906
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $1,177/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

+250.5% since first listed

31 events — show timeline

• 2026-04-24 Pending — WNYREIS
• 2026-04-09 Listed $99,900 WNYREIS
• 2020-03-20 Sold (Public Records) $57,000 Public Records
• 2020-03-20 Sold (MLS) $57,000 WNYREIS
• 2019-12-19 Pending — WNYREIS
• 2019-11-15 Price Changed $57,500 WNYREIS
• 2019-10-21 Listed $58,900 WNYREIS
• 2019-01-22 Sold (Public Records) $56,000 Public Records
• 2019-01-22 Sold (MLS) $56,000 WNYREIS
• 2018-12-24 Pending — WNYREIS
• 2018-11-12 Relisted — WNYREIS
• 2018-09-20 Pending — WNYREIS
• 2018-08-10 Price Changed $59,900 WNYREIS
• 2018-07-12 Listed $69,900 WNYREIS
• 2017-02-27 Sold (MLS) $9,600 UNYREIS
• 2017-02-27 Sold (MLS) $9,600 WNYREIS
• 2017-02-01 Pending — UNYREIS
• 2017-01-20 Pending — WNYREIS
• 2016-11-21 Listed $11,592 UNYREIS
• 2016-11-19 Listed $11,592 WNYREIS
• 2016-11-07 Listing Removed — UNYREIS
• 2016-10-29 Listing Removed — UNYREIS
• 2016-09-30 Price Changed $12,600 UNYREIS
• 2016-09-07 Price Changed $13,600 UNYREIS
• 2016-07-21 Price Changed $14,700 UNYREIS
• 2016-05-27 Price Changed $18,900 UNYREIS
• 2016-05-21 Listed $21,000 UNYREIS
• 2016-03-29 Listed $21,000 UNYREIS
• 2014-03-24 Listed $34,000 UNYREIS
• 2014-03-24 Listed $34,000 WNYREIS
• 2007-08-10 Sold (Public Records) $28,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,764 · -1.5% YoY. Source: county tax records.