01 - Appraisal - 90 Madison Ave Albany NY - CMA and Opinion of Value - 2026-06-25.md

# 90 Madison Ave, Albany, NY 12202 — Current CMA and Opinion of Value Prepared: June 25, 2026 Prepared for: 90 Madison Ave Public / owner discussion Scope: Broker-style comparative market analysis using public listing/market data plus the appraisal and valuation files stored in this folder. This is not a USPAP appraisal, broker price opinion, or legal/tax advice. ## Opinion of Value **As-is fee-simple residential 2-family opinion of value: $345,000** **Practical MLS pricing guidance:** - **Expected sale range:** **$325,000 to $370,000** under ordinary MLS exposure, assuming no undisclosed major repair issue. - **Recommended MLS list range:** **$359,000 to $379,000** if presented cleanly with furnished/short-term-rental history, floor plans, unit mix, and repair disclosures. - **Conservative fast-sale posture:** **$329,000 to $349,000** if the goal is speed or if inspection/financing friction is expected. - **Upside case:** **High $300,000s** only if a buyer gives meaningful credit to STR/furnished-income upside and the property shows well enough to overcome the Pastures/arterial external-obsolescence concern noted in the 2024 appraisal. My current read: **list around $369,000**, wi