331 Butterfield Ave · East Glenville, NY 12008

$369,900

3 bd · 1.5 ba · 1,608 sqft · SingleFamily public records · 15 Days on market

Built 1985 0.69 ac lot Est $338k · 10% over

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Why this score? — see what drove the D- 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).

• Appreciation +8.9/10.0
• Schools +6.4/10.0
• Cash flow +6.0/30.0
• Livability +3.4/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.3/10.0

Listing remarks MLS

3 BDRM, 1.5 BA RAISED RANCH, TREED LOT, MOVE-IN CONDITION, RECENTLY STAINED EXTERIOR, NEWER RANGE, REFRIGERATOR, PUMP FOR POOL - 2 YRS OLD, SGD, BUILT-IN CABINETS, 1-CAR ATT GAR W/REMOTE, NISKAYUNA SCHOOL DISTRICT - GLENCLIFF ELEMENTARY, IROQUIS MIDDLE SCHOOL -- Excellent Condition

Key facts

• Oversized deck
• Kitchenette area
• Oversized back yard

Tags

• OVERSIZED BACK YARD
• CUSTOM REPLACEMENT WINDOWS
• GRANITE COUNTERS
• KITCHENETTE AREA
• VIEWS OF THE MOHAWK RIVER
• OVERSIZED DECK

Property features AI

Exterior

• Parking: Attached garage (1 car) with garage door opener; Driveway parking; Off-street paved parking; Space for a total of 8 vehicles
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Updated/remodeled; Vinyl siding; Shingle/asphalt roof
• Construction: Vinyl siding construction
• Exterior features: Deck; Paved driveway; Full fencing; Shed(s); Landscaped, cleared and level lot; Private lot

Interior

• Kitchen: Gas oven; Range; Range hood; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (second level); Two additional bedrooms (second level)
• Flooring: Hardwood; Vinyl; Ceramic tile
• Bathrooms: Full bathroom (first level); Full bathroom (second level)
• Heating & cooling: Electric heating; Fireplace insert; Natural gas heating; Central air conditioning
• Interior features: High-speed internet; Ceiling paddle fan; Walk-in closet(s); Ceramic tile bath; Sliding doors; Bay windows; Finished basement; Family room with gas fireplace; Living room with fireplace access; Nine total rooms
• Laundry & utility: Washer and dryer included; Laundry located in bathroom; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-711 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (28.0% below list).
• Recommended offer: $244k (34.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#535 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: cost of living C-, crime D+, amenities F.
• Niskayuna Central School District (suburban): math 68% / reading 72% proficiency, ranked #103 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Glencliff School (math 62% / reading 67%, grade B, #591 of 2,108 statewide, top 31%, 355 students, 22% FRL); Niskayuna High School (math 100% / reading 82%, grade A+, #226 of 1,100 statewide, top 21%, 1,375 students, 24% FRL) — zoned schools average 24% FRL vs 8% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($3k loan paydown + $29k appreciation (7.8% local appreciation)).
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y 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 $180k; list at $370k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $244,229 (34.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.24%
• DSCR: 0.63
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $337,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 East St	0.64mi	3/2.0	1,440 (-10%)	13mo	$302,500	$210	39

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

Projected returns pro-forma

7.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 2.00×
• Total profit: $103,669
• Equity at exit: $277,193

10-year hold

• IRR: 13.7%
• Equity multiple: 4.23×
• Total profit: $334,748
• Equity at exit: $546,612

Cash invested: $103,572 (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 12008

• Home prices YoY: 2.8%
• Active inventory: 1
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,665 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$723 /mo · $8,672/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-711

Break-even live

Break-even rent $3,565

Max offer price $244,229

Occupancy floor —

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Ledge Dr Schenectady, NY	1.0–2.0	1.0–2.0	1025	$2,900	$2.83	14d	6	0.38mi
1187 Hillside Ave Schenectady, NY	1.0–2.0	1.0–2.0	900	$1,599	$1.78	14d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $369,900 Active 15 DOM
2. 2026-06-17
   days on market $369,900 Active 14 DOM
3. 2026-06-16
   days on market $369,900 Active 13 DOM
4. 2026-06-15
   days on market $369,900 Active 12 DOM
5. 2026-06-14
   days on market $369,900 Active 10 DOM
6. 2026-06-10
   days on market $369,900 Active 7 DOM
7. 2026-06-09
   days on market $369,900 Active 6 DOM
8. 2026-06-08
   days on market $369,900 Active 5 DOM
9. 2026-06-07
   days on market $369,900 Active 4 DOM
10. 2026-06-03
    days on marketlisting id $369,900 Active 1 DOM
11. 2026-06-01
    days on market $369,900 Active 4 DOM
12. 2026-05-31
    days on market $369,900 Active 3 DOM
13. 2026-05-31
    days on market $369,900 Active 2 DOM
14. 2026-05-28
    listed $369,900 Active
15. 2005-03-24
    soldstatus $180,000
16. 2005-03-21
    soldstatus $180,000 282-char remark

    Show marketing remark (282 chars)

    3 BDRM, 1.5 BA RAISED RANCH, TREED LOT, MOVE-IN CONDITION, RECENTLY STAINED EXTERIOR, NEWER RANGE, REFRIGERATOR, PUMP FOR POOL - 2 YRS OLD, SGD, BUILT-IN CABINETS, 1-CAR ATT GAR W/REMOTE, NISKAYUNA SCHOOL DISTRICT - GLENCLIFF ELEMENTARY, IROQUIS MIDDLE SCHOOL -- Excellent Condition

17. 2005-01-27
    historical 282-char remark

    Show marketing remark (282 chars)

    3 BDRM, 1.5 BA RAISED RANCH, TREED LOT, MOVE-IN CONDITION, RECENTLY STAINED EXTERIOR, NEWER RANGE, REFRIGERATOR, PUMP FOR POOL - 2 YRS OLD, SGD, BUILT-IN CABINETS, 1-CAR ATT GAR W/REMOTE, NISKAYUNA SCHOOL DISTRICT - GLENCLIFF ELEMENTARY, IROQUIS MIDDLE SCHOOL -- Excellent Condition

18. 2004-11-20
    listed $179,900 282-char remark

    Show marketing remark (282 chars)

    3 BDRM, 1.5 BA RAISED RANCH, TREED LOT, MOVE-IN CONDITION, RECENTLY STAINED EXTERIOR, NEWER RANGE, REFRIGERATOR, PUMP FOR POOL - 2 YRS OLD, SGD, BUILT-IN CABINETS, 1-CAR ATT GAR W/REMOTE, NISKAYUNA SCHOOL DISTRICT - GLENCLIFF ELEMENTARY, IROQUIS MIDDLE SCHOOL -- Excellent Condition

19. 2001-12-11
    soldstatus $102,000
20. 2001-12-10
    soldstatus $102,000 170-char remark

    Show marketing remark (170 chars)

    GREAT STARTER HOME FOR GROWING FAMILY. PRIVATE LOT. CHARMING ALPLAUS. WOOD FLOORS THROUGHOUT. DECK. NICE FAMILY AREA. NISKAYUNA SCHOOLS. EASY TO SHOW. Excellent Condition

21. 2001-07-30
    listed $106,900 170-char remark

    Show marketing remark (170 chars)

    GREAT STARTER HOME FOR GROWING FAMILY. PRIVATE LOT. CHARMING ALPLAUS. WOOD FLOORS THROUGHOUT. DECK. NICE FAMILY AREA. NISKAYUNA SCHOOLS. EASY TO SHOW. Excellent Condition

ⓘ 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: $8,672 · $723/mo
• Projected year-2 tax: $8,672 · $723/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $31,977
• − Mortgage interest: −$20,720
• − Property taxes: −$8,672
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$10,761
• Taxable loss: −$15,141
• Est. tax savings @ 24.0%: +$3,634
• After-tax cash flow: $-4,903/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: Niskayuna Central School District
• NCES district ID: 3620880
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 72% ▬ 0.00%
• Median HH income: $98,992
• Composite: 64.04/100
• National rank: #580
• State rank: #103 of 590 in NY

Livability — East Glenville

• Score: 68/100
• State rank: #535
• US rank: #9653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Glenville, NY
• City population: 610
• Population (ZIP): 610

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 15% Two or more races 15%
• Common ancestry: Italian 16% Romanian 2% Lithuanian 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: ▲ 7.85%
• Current HPI: 289.5358
• 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

+246.0% since first listed

8 events — show timeline

• 2026-05-28 Listed $369,900 Global MLS
• 2005-03-24 Sold (Public Records) $180,000 Public Records
• 2005-03-21 Sold (MLS) $180,000 Global MLS
• 2005-01-27 Listing Removed — Global MLS
• 2004-11-20 Listed $179,900 Global MLS
• 2001-12-11 Sold (Public Records) $102,000 Public Records
• 2001-12-10 Sold (MLS) $102,000 Global MLS
• 2001-07-30 Listed $106,900 Global MLS

Property tax history

-0.5%/yr

Latest (2025): $8,672 · +2.0% YoY. Source: county tax records.