21 Main St · Niskayuna, NY 12148

$250,000

3 bd · 1.0 ba · 1,690 sqft · SingleFamily public records · 52 Days on market

Built 1850 5,227 sqft lot $148/sqft · 37% below area Est $399k · 37% under

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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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.6/10.0
• Schools +6.4/10.0
• Appreciation +5.2/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Must see this classic colonial, located in the U.S. News Best High School Silver Medal Niskayuna School District. A great value. This home offers hardwood floors throughout, lovely original details, large partially fenced lot, located on quiet street in Rexford and much more. Close to Mohawk River, New Casino and Schenectady Yacht Club. Available for immediate occupancy. Very Good Condition

Key facts

• Beautiful sunroom
• Classic farmhouse
• Fenced backyard

Tags

• CLASSIC FARMHOUSE
• FENCED BACKYARD
• BEAUTIFUL SUNROOM
• NISKAYUNA SCHOOL DISTRICT

Property features AI

Exterior

• Parking: Four parking spaces; Off-street paved driveway
• Utilities: 100 amp electric service; Septic tank
• Home design: Single family residence; Stone and vinyl siding construction
• Construction: Stone foundation; Asphalt roof
• Exterior features: Deck; Front porch; Drive-paved; Garden; Shed(s); Workshop; Back yard fencing; Landscaped, level lot

Interior

• Kitchen: Built-in electric oven; Cooktop; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second level; Two additional bedrooms on second level
• Flooring: Vinyl; Carpet; Hardwood
• Bathrooms: One full bathroom on second level
• Heating & cooling: Natural gas heating
• Interior features: Paddle fan; Walk-in closet(s); Interior entry basement; Wood burning stove fireplace
• Laundry & utility: Washer/dryer included; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 91/100 on livability (#3 in NY, #51 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living 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: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $946 appreciation (0.4% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $114k; list at $250k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — 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 A-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. 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: 1.16% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 7.2

CMA / ARV

• ARV (median comp): $398,755
• List price: $250,000
• Delta: -37.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 East St	0.37mi	3/2.0	1,440 (-15%)	14mo	$302,500	$210	43

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

Projected returns pro-forma

0.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.36×
• Total profit: $25,085
• Equity at exit: $77,356

10-year hold

• IRR: 12.0%
• Equity multiple: 2.37×
• Total profit: $96,073
• Equity at exit: $96,877

Cash invested: $70,000 (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 12148

• Home prices YoY: 0.1%
• Active inventory: 28
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$439 /mo · $5,272/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $436

Break-even live

Break-even rent $2,347

Max offer price $250,000

Occupancy floor 80%

Sensitivity live

Price	-10% $578	-5% $507	+0% $436	+5% $366	+10% $295
Rent	-10% $207	-5% $322	+0% $436	+5% $551	+10% $666
Rate	-1.0pp $562	-0.5pp $500	base $436	+0.5pp $372	+1.0pp $306

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	15d	6	0.49mi

Listing history 24 events

1. 2026-06-18
   remarks 547-char remark
2. 2026-06-18
   days on market $250,000 Active 52 DOM
3. 2026-06-17
   days on market $250,000 Active 51 DOM
4. 2026-06-16
   days on market $250,000 Active 50 DOM
5. 2026-06-15
   days on market $250,000 Active 49 DOM
6. 2026-06-14
   days on market $250,000 Active 47 DOM
7. 2026-06-10
   days on market $250,000 Active 44 DOM
8. 2026-06-09
   days on market $250,000 Active 43 DOM
9. 2026-06-08
   days on market $250,000 Active 42 DOM
10. 2026-06-07
    days on market $250,000 Active 41 DOM
11. 2026-06-03
    days on market $250,000 Active 37 DOM
12. 2026-06-02
    days on market $250,000 Active 36 DOM
13. 2026-06-01
    days on market $250,000 Active 35 DOM
14. 2026-05-31
    days on market $250,000 Active 34 DOM
15. 2026-05-31
    days on market $250,000 Active 33 DOM
16. 2026-04-27
    listed $250,000 Active 507-char remark
17. 2026-01-10
    historical
18. 2025-10-27
    price $265,000
19. 2025-09-30
    listed $275,000 Active
20. 2018-11-14
    soldstatus $114,000
21. 2018-11-13
    soldstatus $114,000 Closed (Final Sale)

    Show marketing remark (395 chars)

    Must see this classic colonial, located in the U.S. News Best High School Silver Medal Niskayuna School District. A great value. This home offers hardwood floors throughout, lovely original details, large partially fenced lot, located on quiet street in Rexford and much more. Close to Mohawk River, New Casino and Schenectady Yacht Club. Available for immediate occupancy. Very Good Condition

22. 2018-08-02
    status Pend (Under Cntr)

    Show marketing remark (395 chars)

    Must see this classic colonial, located in the U.S. News Best High School Silver Medal Niskayuna School District. A great value. This home offers hardwood floors throughout, lovely original details, large partially fenced lot, located on quiet street in Rexford and much more. Close to Mohawk River, New Casino and Schenectady Yacht Club. Available for immediate occupancy. Very Good Condition

23. 2018-06-22
    price $114,999

    Show marketing remark (395 chars)

    Must see this classic colonial, located in the U.S. News Best High School Silver Medal Niskayuna School District. A great value. This home offers hardwood floors throughout, lovely original details, large partially fenced lot, located on quiet street in Rexford and much more. Close to Mohawk River, New Casino and Schenectady Yacht Club. Available for immediate occupancy. Very Good Condition

24. 2018-02-26
    listed $139,000 New

    Show marketing remark (395 chars)

    Must see this classic colonial, located in the U.S. News Best High School Silver Medal Niskayuna School District. A great value. This home offers hardwood floors throughout, lovely original details, large partially fenced lot, located on quiet street in Rexford and much more. Close to Mohawk River, New Casino and Schenectady Yacht Club. Available for immediate occupancy. Very Good 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: $5,272 · $439/mo
• Projected year-2 tax: $5,272 · $439/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 6/10 Major FEMA zone X · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $34,800
• − Mortgage interest: −$14,004
• − Property taxes: −$5,272
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$7,273
• Taxable income: $1,433
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $4,894/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 — Niskayuna

• Score: 91/100
• State rank: #3
• US rank: #51

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 32,996
• Population (ZIP): 4,121

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% Asian 4% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 8% Iranian 5% Italian 4%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 6% Spanish 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: ▲ 0.38%
• Current HPI: 334.7208
• 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

+79.9% since first listed

9 events — show timeline

• 2026-04-27 Listed $250,000 Global MLS
• 2026-01-10 Listing Removed — Global MLS
• 2025-10-27 Price Changed $265,000 Global MLS
• 2025-09-30 Listed $275,000 Global MLS
• 2018-11-14 Sold (Public Records) $114,000 Public Records
• 2018-11-13 Sold (MLS) $114,000 Global MLS
• 2018-08-02 Pending — Global MLS
• 2018-06-22 Price Changed $114,999 Global MLS
• 2018-02-26 Listed $139,000 Global MLS

Property tax history

+8.1%/yr

Latest (2025): $5,272 · +0.4% YoY. Source: county tax records.