21 County Route 75 · Mechanicville, NY 12118

$335,000

3 bd · 1.5 ba · 2,254 sqft · SingleFamily public records · 7 Days on market

Built 1967 0.41 ac lot $149/sqft · 28% below area Est $465k · 28% under

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

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Open House SAT 5/9 12-2 This well loved home located in Viall Hill neighborhood is offered for the first time in decades! Set in a peaceful location with views, the property offers charm and character. The 2254 sqft. Split Level features a main level with a spacious eat -in kitchen that opens to a living room with fireplace. Off the kitchen is an enclosed porch allowing easy access to deck and backyard. The lower level includes a large family room and versatile first floor bedroom or office adding flexibility for your living needs. Additionally there is an oversized 1/2 bath with laundry hook up. Upstairs features a primary bedroom, two additional bedrooms and a full bath. This home present

Key facts

• Large family room
• Newer furnace
• Oversized 1/2 bath

Tags

• ENCLOSED PORCH
• LARGE FAMILY ROOM
• VERSATILE FIRST FLOOR BEDROOM
• OVERSIZED 1/2 BATH
• LAUNDRY HOOK UP
• NEWER FURNACE

Property features AI

Exterior

• Parking: Six off-street paved parking spaces via driveway
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Septic tank sewer; Circuit breakers for electric; Cable connected
• Home design: Single family residence; Corner lot with sloped terrain and views
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built living area reported
• Exterior features: Rear enclosed porch; Deck; Paved driveway; Exterior lighting; Storm doors

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater
• Bedrooms: Primary bedroom on third floor; Two additional bedrooms on third floor
• Flooring: Hardwood; Ceramic tile; Linoleum
• Bathrooms: One full bathroom on third floor; One half bathroom on first floor
• Heating & cooling: Baseboard and hot water heating (natural gas); Ductless cooling
• Interior features: High speed internet; Ceiling paddle fans; Wall paneling; Storm doors; Bay windows; Window screens; One wood-burning fireplace in the living room; Full, unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (19.7% below list).
• Recommended offer: $269k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.9% in Mechanicville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#568 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime D+, employment D.
• Mechanicville City School District (rural): math 57% / reading 57% proficiency, ranked #270 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 35% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $268,988 (19.7% 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. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $464,911
• List price: $335,000
• Delta: -27.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Waverly St	0.06mi	3/2.5	2,399 (+6%)	19mo	$440,000	$183	67
14 Olympia Ct	0.35mi	2/2.0 (-1)	2,208 (-2%)	14mo	$502,706	$228	62
48 Cavalry	0.26mi	4/2.5 (+1)	2,330 (+3%)	20mo	$450,000	$193	56
204 N 2nd Ave	0.65mi	4/1.5 (+1)	2,248 (-0%)	12mo	$360,000	$160	54
25 Cannon Ct	0.30mi	4/2.5 (+1)	2,058 (-9%)	16mo	$360,000	$175	49
19 Olympia Ct	0.32mi	4/2.5 (+1)	2,544 (+13%)	16mo	$607,664	$239	41
8 Artillery Approach	0.43mi	4/2.5 (+1)	2,006 (-11%)	14mo	$489,900	$244	41
10 Cavalry	0.40mi	4/2.5 (+1)	2,485 (+10%)	22mo	$465,000	$187	37
20 Cavalry Crse	0.37mi	4/2.5 (+1)	2,561 (+14%)	18mo	$462,000	$180	36
8 Olympia Ct	0.46mi	4/2.5 (+1)	2,544 (+13%)	19mo	$640,000	$252	32
6 Flintlock Way	0.57mi	3/2.5	1,961 (-13%)	20mo	$450,000	$229	31

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: 22.3%
• Equity multiple: 2.80×
• Total profit: $168,744
• Equity at exit: $301,795

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $507,859
• Equity at exit: $650,831

Cash invested: $93,800 (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 12118

• Home prices YoY: 8.3%
• Active inventory: 144
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,690 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$445 /mo · $5,337/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-216

Break-even live

Break-even rent $2,963

Max offer price $296,829

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Battery Blvd Mechanicville, NY	3.0	2.5	1804	$3,450	$1.91	14d	1	0.37mi
30 Revere Run Mechanicville, NY	4.0	2.5	1997	$3,450	$1.73	14d	1	0.54mi

Listing history 2 events

1. 2026-05-13
   status Pending 1118-char remark
2. 2026-05-06
   listed $335,000 Active 1118-char remark

ⓘ 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: $5,337 · $445/mo
• Projected year-2 tax: $5,499 · $458/mo
• Expected delta: +$162/yr (+$14/mo · 3.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,279
• − Mortgage interest: −$18,765
• − Property taxes: −$5,337
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$9,745
• Taxable loss: −$8,408
• Est. tax savings @ 24.0%: +$2,018
• After-tax cash flow: $-575/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: Mechanicville City School District
• NCES district ID: 3618900
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $57,701
• Composite: 49.33/100
• National rank: #2021
• State rank: #270 of 590 in NY

Livability — Mechanicville

• Score: 67/100
• State rank: #568
• US rank: #10227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saratoga County · 166,192 people
• City population: 17,069
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.43%
• Current HPI: 343.9893
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, NY
• 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

2 events — show timeline

• 2026-05-13 Pending — Global MLS
• 2026-05-06 Listed $335,000 Global MLS

Property tax history

+0.7%/yr

Latest (2025): $5,337 · -3.1% YoY. Source: county tax records.