Updated 2026 · Based on median market data for Albany, OR
Home values in Albany, OR have appreciated at 2.5% per year. Appreciation is modest, meaning total returns will be driven primarily by cash flow rather than equity gains. This is actually preferred by many investors who want predictable, income-based returns.
If Albany continues appreciating at 2.5% annually, the current median of $405,000 would reach approximately $458,220 in 5 years — an equity gain of $53,220 on a property purchased at the median. With a 20% down payment of $81,000, that represents a 66% return on invested equity from appreciation alone. Combined with 5 years of NOI totaling approximately $56,253, the projected total return is $109,473 — a 135% cumulative return on the initial investment.
Albany's population growth of 1% is moderate and positive, supporting steady but not explosive demand for housing. Markets with this growth profile tend to appreciate consistently without the boom-bust cycles of hyper-growth metros.
Smart investors evaluate both cash flow AND appreciation. In Albany, the 2.78% cap rate provides modest ongoing cash flow, while 2.5% annual appreciation adds an equity component. Conservative underwriting is essential. Focus on deals where the cash flow stands on its own, and treat any appreciation as a bonus.
Albany vs Oregon state average and national average across key investment metrics. Albany's cap rate is below both benchmarks — deal sourcing is critical here.