90 Madison Ave Albany NY - CMA and Opinion of Value - 2026-06-25.pdf

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: Brokerstyle 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/furnishedincome 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, with a realistic negotiation band that probably lands near $3