57 N Brandywine Ave · Schenectady, NY 12307

$350,000

6 bd · 3.0 ba · 3,270 sqft · MultiFamily public records · 166 Days on market

Built 1902 3,920 sqft lot Est $330k · 6% over

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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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +7.9/10.0
• ARV discount +4.8/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

Key facts

• Finished attic
• Spacious backyard
• Front parking space

Tags

• THREE-FAMILY PROPERTY
• FINISHED ATTIC
• SPACIOUS BACKYARD
• FRONT PARKING SPACE
• OWNER-OCCUPANCY FLEXIBILITY
• CLOSE PROXIMITY TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive. Per door: $307/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#167 in NY, #2,597 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, cost of living A; Watch: employment D+, crime F.
• Schenectady City School District (urban): math 38% / reading 34% proficiency, ranked #556 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Schenectady High School (math 75% / reading 90%, grade A, #446 of 1,100 statewide, top 41%, 2,743 students, 71% FRL).
• Zoned-school proficiency averages 82% at this address vs 36% district-wide (+46 pts) — the actual schools serving this property are materially stronger than the Schenectady City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 33 active listings in the ZIP; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask has dropped $110k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $350k implies a 775% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Crime grade is F 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $330,270
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Victory Ave	0.47mi	7/3.0 (+1)	3,144 (-4%)	13mo	$300,000	$95	56
143 Elmer Ave	0.40mi	6/3.0	3,413 (+4%)	23mo	$250,000	$73	55
920 Mcclellan St	0.73mi	7/5.0 (+1)	3,368 (+3%)	0mo	$455,400	$135	48
959 Wendell Ave	0.65mi	6/3.0	3,000 (-8%)	15mo	$355,000	$118	43
953 Wendell Ave	0.64mi	6/3.5	3,000 (-8%)	15mo	$355,000	$118	42
811 Grant Ave	0.73mi	6/3.0	3,088 (-6%)	22mo	$270,000	$87	38
960 Wendell Ave	0.64mi	6/2.0	2,988 (-9%)	22mo	$303,000	$101	33
1236 Union St	0.63mi	5/2.0 (-1)	3,760 (+15%)	17mo	$301,000	$80	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $249,449
• Equity at exit: $315,308

10-year hold

• IRR: 28.1%
• Equity multiple: 8.03×
• Total profit: $688,897
• Equity at exit: $679,973

Cash invested: $98,000 (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 12307

• Home prices YoY: 3.3%
• Active inventory: 33
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $4,512 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$663 /mo · $7,953/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $920

Break-even live

Break-even rent $3,347

Max offer price $350,000

Occupancy floor 75%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,512
Total (3 units)			$4,512

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-04-13
   status Pending
2. 2026-01-22
   price $350,000
3. 2025-12-03
   price $369,900
4. 2025-11-14
   price $399,900
5. 2025-10-27
   listed $459,900 Active
6. 2016-06-14
   historical 210-char remark

   Show marketing remark (210 chars)

   Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

7. 2016-06-12
   soldstatus $40,000 Closed (Final Sale) 210-char remark

   Show marketing remark (210 chars)

   Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

8. 2016-04-27
   status Pend (Under Cntr) 210-char remark

   Show marketing remark (210 chars)

   Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

9. 2016-04-04
   price $40,000 210-char remark

   Show marketing remark (210 chars)

   Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

10. 2016-02-24
    price $54,900 210-char remark

    Show marketing remark (210 chars)

    Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

11. 2016-01-26
    price $59,900 210-char remark

    Show marketing remark (210 chars)

    Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

12. 2015-12-29
    listed $65,900 New 210-char remark

    Show marketing remark (210 chars)

    Wonderful three family with unique 2 floor owners unit with 5 br's which is great for large family. Lower units in nice shape with updated baths, Nice rear yard. I wonderful opportunity -- Very Good Condition

13. 2007-10-11
    soldstatus $128,000
14. 2007-10-11
    soldstatus $128,000
15. 2007-10-10
    soldstatus $99,000 49-char remark

    Show marketing remark (49 chars)

    Call office for more details. Very Good Condition

16. 2007-06-29
    soldstatus $63,200
17. 2007-03-15
    historical 49-char remark

    Show marketing remark (49 chars)

    Call office for more details. Very Good Condition

18. 2006-07-26
    listed $99,900 49-char remark

    Show marketing remark (49 chars)

    Call office for more details. Very Good Condition

19. 2003-11-18
    soldstatus $32,000
20. 2002-03-13
    soldstatus $21,516
21. 2001-08-23
    soldstatus $30,000
22. 1997-09-12
    listed $32,900
23. 1995-12-11
    soldstatus $41,000

ⓘ 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: $7,953 · $663/mo
• Projected year-2 tax: $7,953 · $663/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,144
• − Mortgage interest: −$19,605
• − Property taxes: −$7,953
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,332
• − Management: −$4,332
• − Depreciation: −$10,182
• Taxable income: $5,991
• Est. tax owed @ 24.0%: −$1,438
• After-tax cash flow: $9,608/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: Schenectady City School District
• NCES district ID: 3626010
• Math proficiency: 38% ▲ 12.00%
• Reading proficiency: 34% ▲ 2.00%
• Median HH income: $39,453
• Composite: 30.2/100
• National rank: #6309
• State rank: #556 of 590 in NY

Livability — Schenectady

• Score: 78/100
• State rank: #167
• US rank: #2597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schenectady, NY
• City population: 141,369
• Population (ZIP): 7,977

Population outlook (Schenectady County) Hauer SSP2

• Today (2025): 155,046 people
• By 2030: 154,322 · -0.5%
• By 2040: 151,796 · -2.1%
• By 2050: 148,621 · -4.1%
• By 2075: 141,229 · -8.9%
• By 2100: 126,014 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Black 28% Hispanic / Latino 25% White 19% Two or more races 16% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Dominican 3%
• Common ancestry: Lithuanian 3% Ukrainian 3% Romanian 1%
• Foreign-born: 32% · Canada, Jamaica, South Korea
• Languages at home: 79% English-only · Spanish 12% Arabic 2% Other Asian/Pacific 1%

Political lean MEDSL · Schenectady

• 2024 margin: D (+10.8) · D 55.4% · R 44.6%
• 2008→2024 swing: -1.8pp toward R · 2008: 12.7pp · 2024: 10.8pp
• All cycles: 2024: D+10.8 2020: D+15.7 2016: D+5.8 2012: D+15.4 2008: D+12.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.60%
• Current HPI: 398.0252
• 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

+753.7% since first listed

23 events — show timeline

• 2026-04-13 Pending — Global MLS
• 2026-01-22 Price Changed $350,000 Global MLS
• 2025-12-03 Price Changed $369,900 Global MLS
• 2025-11-14 Price Changed $399,900 Global MLS
• 2025-10-27 Listed $459,900 Global MLS
• 2016-06-14 Listing Removed — Global MLS
• 2016-06-12 Sold (MLS) $40,000 Global MLS
• 2016-04-27 Pending — Global MLS
• 2016-04-04 Price Changed $40,000 Global MLS
• 2016-02-24 Price Changed $54,900 Global MLS
• 2016-01-26 Price Changed $59,900 Global MLS
• 2015-12-29 Listed $65,900 Global MLS
• 2007-10-11 Sold (Public Records) $128,000 Public Records
• 2007-10-11 Sold (Public Records) $128,000 Public Records
• 2007-10-10 Sold (MLS) $99,000 Global MLS
• 2007-06-29 Sold (Public Records) $63,200 Public Records
• 2007-03-15 Listing Removed — Global MLS
• 2006-07-26 Listed $99,900 Global MLS
• 2003-11-18 Sold (MLS) $32,000 Global MLS
• 2002-03-13 Sold (Public Records) $21,516 Public Records
• 2001-08-23 Sold (Public Records) $30,000 Public Records
• 1997-09-12 Listed $32,900 Global MLS
• 1995-12-11 Sold (Public Records) $41,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $7,953 · +3.7% YoY. Source: county tax records.