222 S Ten Broeck St · Scotia, NY 12302

$139,900

1 bd · 1.0 ba · 757 sqft · Condo · 27 Days on market

Built 1988 Fair condition

---

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).

• Cash flow +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNIT #1 Lovely, totally remodeled FIRST floor condo in a fully handicap accessible and secure building. Nice, quiet Scotia location - Walking distance to village, park, and shopping. Lovely amenities include: neutral decor, ceramic tile and granite in kitchen and bath, stainless steel appliances. Condo has large, secure storage unit. Taxes shown w/out Star. Excellent Condition

Key facts

• New hot water heater
• First floor living
• Remodeled bath

Tags

• FIRST FLOOR LIVING
• GLENVILLE SCHOOLS
• NEW HOT WATER HEATER
• HARD SURFACE FLOORING
• REPLACEMENT WINDOWS
• REMODELED BATH

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Scotia — 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 78/100 on livability (#173 in NY, #2,688 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: crime D, amenities D, commute F.
• Scotia-Glenville Central School District (suburban): math 57% / reading 68% proficiency, ranked #193 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 127 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 12y 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 $98k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 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: 1.07% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.68%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,756
• Equity at exit: $20,860

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $10,355
• Equity at exit: $12,096

Cash invested: $39,172 (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 12302

• Active inventory: 127
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $218

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 80%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 S Ten Broeck St Scotia, NY	2.0	1.0	857	$1,600	$1.87	43d	1	0.02mi
8 Vine St Unit 104 Scotia, NY	1.0	1.0	1000	$1,400	$1.40	14d	1	0.28mi
13 Bancker Ave Unit 2 Scotia, NY	1.0	1.0	700	$1,600	$2.29	23d	1	1.04mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,654	$1.79	13d	1	1.14mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$867	$0.84	13d	9	1.19mi
105 Long Pond Dr Schenectady, NY	1.0–2.0	1.0–2.0	925	$1,475	$1.59	13d	1	1.20mi
225 State St Schenectady, NY	1.0	1.0	850	$1,325	$1.56	13d	4	1.30mi
126 N College St #2 Schenectady, NY	1.0	1.0	780	$1,325	$1.70	14d	1	1.32mi
192 Erie Blvd Schenectady, NY	1.0	1.0	895	$1,595	$1.78	21d	1	1.41mi
192 Erie Blvd Unit 508 Schenectady, NY	1.0	1.0	932	$1,715	$1.84	43d	1	1.41mi
192 Erie Blvd Apt 502 Schenectady, NY	1.0	1.0	915	$1,495	$1.63	14d	1	1.41mi
192 Erie Blvd Apt 401 Schenectady, NY	1.0	1.0	819	$1,595	$1.95	43d	1	1.41mi
192 Erie Blvd Apt 607 Schenectady, NY	1.0	1.0	884	$1,495	$1.69	43d	1	1.41mi
192 Erie Blvd Apt 706 Schenectady, NY	1.0	1.0	889	$1,600	$1.80	23d	1	1.41mi
304 Front St Fl Left Schenectady, NY	1.0	1.0	750	$1,550	$2.07	14d	1	1.44mi
23 Monroe St Unit 23 2R Schenectady, NY	2.0	1.0	800	$1,325	$1.66	14d	1	1.48mi
409 State St Schenectady, NY	2.0	1.0	1000	$1,200	$1.20	19d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $139,900 Active 27 DOM
2. 2026-06-17
   days on market $139,900 Active 26 DOM
3. 2026-06-16
   days on market $139,900 Active 25 DOM
4. 2026-06-15
   days on market $139,900 Active 24 DOM
5. 2026-06-14
   days on market $139,900 Active 22 DOM
6. 2026-06-13
   days on market $139,900 Active 21 DOM
7. 2026-06-10
   days on market $139,900 Active 19 DOM
8. 2026-06-09
   days on market $139,900 Active 18 DOM
9. 2026-06-08
   days on market $139,900 Active 17 DOM
10. 2026-06-07
    days on market $139,900 Active 16 DOM
11. 2026-06-05
    days on market $139,900 Active 13 DOM
12. 2026-06-03
    days on market $139,900 Active 12 DOM
13. 2026-06-02
    days on market $139,900 Active 11 DOM
14. 2026-06-01
    days on market $139,900 Active 10 DOM
15. 2026-05-31
    days on market $139,900 Active 9 DOM
16. 2026-05-31
    days on market $139,900 Active 8 DOM
17. 2026-05-23
    listed $139,900 Active
18. 2026-05-07
    listed $1,600
19. 2026-03-25
    historical $1,425
20. 2026-01-10
    listed $1,425
21. 2025-04-06
    historical $1,400
22. 2025-01-31
    price $1,400
23. 2025-01-04
    listed $1,500
24. 2024-08-17
    historical $1,900
25. 2024-07-23
    listed $1,900
26. 2017-08-31
    soldstatus $97,500 Closed (Final Sale) 381-char remark

    Show marketing remark (381 chars)

    UNIT #1 Lovely, totally remodeled FIRST floor condo in a fully handicap accessible and secure building. Nice, quiet Scotia location - Walking distance to village, park, and shopping. Lovely amenities include: neutral decor, ceramic tile and granite in kitchen and bath, stainless steel appliances. Condo has large, secure storage unit. Taxes shown w/out Star. Excellent Condition

27. 2017-08-21
    status Pend (Under Cntr) 381-char remark

    Show marketing remark (381 chars)

    UNIT #1 Lovely, totally remodeled FIRST floor condo in a fully handicap accessible and secure building. Nice, quiet Scotia location - Walking distance to village, park, and shopping. Lovely amenities include: neutral decor, ceramic tile and granite in kitchen and bath, stainless steel appliances. Condo has large, secure storage unit. Taxes shown w/out Star. Excellent Condition

28. 2017-04-04
    price $93,500 381-char remark

    Show marketing remark (381 chars)

    UNIT #1 Lovely, totally remodeled FIRST floor condo in a fully handicap accessible and secure building. Nice, quiet Scotia location - Walking distance to village, park, and shopping. Lovely amenities include: neutral decor, ceramic tile and granite in kitchen and bath, stainless steel appliances. Condo has large, secure storage unit. Taxes shown w/out Star. Excellent Condition

29. 2017-03-20
    price $96,500 381-char remark

    Show marketing remark (381 chars)

    UNIT #1 Lovely, totally remodeled FIRST floor condo in a fully handicap accessible and secure building. Nice, quiet Scotia location - Walking distance to village, park, and shopping. Lovely amenities include: neutral decor, ceramic tile and granite in kitchen and bath, stainless steel appliances. Condo has large, secure storage unit. Taxes shown w/out Star. Excellent Condition

30. 2017-01-20
    listed $99,500 New 381-char remark

    Show marketing remark (381 chars)

    UNIT #1 Lovely, totally remodeled FIRST floor condo in a fully handicap accessible and secure building. Nice, quiet Scotia location - Walking distance to village, park, and shopping. Lovely amenities include: neutral decor, ceramic tile and granite in kitchen and bath, stainless steel appliances. Condo has large, secure storage unit. Taxes shown w/out Star. Excellent Condition

31. 2016-08-29
    soldstatus $115,000 Closed (Final Sale) 530-char remark

    Show marketing remark (530 chars)

    Why rent when you can own, this 2 bedroom 1.5 baths condo right in the heart of Scotia. Living room has built in cabinets and wall to wall carpeting, A roomy kitchen with desk area, second floor with two bedrooms and full bath. Laundry is upstairs so not baskets to carry up and down. Walk to everything! Restaurants, post office, grocery store or the movie theater. It's all here. Low HOA fee's reasonable taxes, and no grass to cut or snow to shovel make living here easy and affordable. Come and see it. Excellent Condition

32. 2016-07-13
    status Pend (Under Cntr) 530-char remark

    Show marketing remark (530 chars)

    Why rent when you can own, this 2 bedroom 1.5 baths condo right in the heart of Scotia. Living room has built in cabinets and wall to wall carpeting, A roomy kitchen with desk area, second floor with two bedrooms and full bath. Laundry is upstairs so not baskets to carry up and down. Walk to everything! Restaurants, post office, grocery store or the movie theater. It's all here. Low HOA fee's reasonable taxes, and no grass to cut or snow to shovel make living here easy and affordable. Come and see it. Excellent Condition

33. 2016-06-21
    listed $118,500 New 530-char remark

    Show marketing remark (530 chars)

    Why rent when you can own, this 2 bedroom 1.5 baths condo right in the heart of Scotia. Living room has built in cabinets and wall to wall carpeting, A roomy kitchen with desk area, second floor with two bedrooms and full bath. Laundry is upstairs so not baskets to carry up and down. Walk to everything! Restaurants, post office, grocery store or the movie theater. It's all here. Low HOA fee's reasonable taxes, and no grass to cut or snow to shovel make living here easy and affordable. Come and see it. Excellent Condition

34. 2016-05-25
    soldstatus $115,000 Closed (Final Sale)
35. 2016-04-15
    soldstatus $80,000 Closed (Final Sale)
36. 2016-03-24
    status Pend (Under Cntr)
37. 2016-03-16
    status Pend (Under Cntr)
38. 2016-02-02
    price $115,000
39. 2015-12-16
    price $120,000
40. 2015-12-16
    status Active
41. 2015-12-11
    historical
42. 2015-12-11
    status Back On Market
43. 2015-11-25
    status Pend (Under Cntr)
44. 2015-11-11
    price $85,900
45. 2015-11-10
    status Active
46. 2015-11-08
    historical
47. 2015-10-24
    price $89,500
48. 2015-10-24
    status Active
49. 2015-10-19
    historical
50. 2015-10-08
    soldstatus $120,000 Closed (Final Sale)

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,999
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,070
• Taxable income: $415
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $2,518/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.

Condition & rehab AI · 1 photo

Fair 40/100 Moderate rehab

The property requires moderate repairs and maintenance, particularly in the kitchen and bath areas. Painting and updating these spaces would significantly enhance its value for both resale and rental.

Repairs flagged

• Major kitchen — No photos of kitchen
• Major bath — No photos of bath

Value-add opportunities

• Both Painting — Enhances curb appeal and interior aesthetics
• Both New kitchen appliances — Modernizes the space and improves functionality
• Both New bath fixtures — Enhances the bathroom and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · No photos of kitchen	Major	$15,000–50,000
bath · No photos of bath	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting — Enhances curb appeal and interior aesthetics ↑
• Both New kitchen appliances — Modernizes the space and improves functionality ↑
• Both New bath fixtures — Enhances the bathroom and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Scotia-Glenville Central School District
• NCES district ID: 3626310
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 68% ▲ 11.00%
• Median HH income: $62,663
• Composite: 54.32/100
• National rank: #1367
• State rank: #193 of 590 in NY

Livability — Scotia

• Score: 78/100
• State rank: #173
• US rank: #2688

Category grades

Amenities D Commute F Cost of living B+ 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: Scotia, NY
• County: Schenectady County · 141,369 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 28,031
• Household income: $98,163
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 632.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 9% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Chinese 1% Other Indo-European 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: ▼ -274.86%
• Current HPI: 304.1765
• 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

+14.3% since first listed

49 events — show timeline

• 2026-05-23 Listed $139,900 FSBO.com
• 2026-05-07 Listed for Rent $1,600 GLOBALMLS
• 2026-03-25 Rental Removed $1,425 GLOBALMLS
• 2026-01-10 Listed for Rent $1,425 GLOBALMLS
• 2025-04-06 Rental Removed $1,400 GLOBALMLS
• 2025-01-31 Price Changed $1,400 GLOBALMLS
• 2025-01-04 Listed for Rent $1,500 GLOBALMLS
• 2024-08-17 Rental Removed $1,900 GLOBALMLS
• 2024-07-23 Listed for Rent $1,900 GLOBALMLS
• 2017-08-31 Sold (MLS) $97,500 Global MLS
• 2017-08-21 Pending — Global MLS
• 2017-04-04 Price Changed $93,500 Global MLS
• 2017-03-20 Price Changed $96,500 Global MLS
• 2017-01-20 Listed $99,500 Global MLS
• 2016-08-29 Sold (MLS) $115,000 Global MLS
• 2016-07-13 Pending — Global MLS
• 2016-06-21 Listed $118,500 Global MLS
• 2016-05-25 Sold (MLS) $115,000 Global MLS
• 2016-04-15 Sold (MLS) $80,000 Global MLS
• 2016-03-24 Pending — Global MLS
• 2016-03-16 Pending — Global MLS
• 2016-02-02 Price Changed $115,000 Global MLS
• 2015-12-16 Price Changed $120,000 Global MLS
• 2015-12-16 Relisted — Global MLS
• 2015-12-11 Listing Removed — Global MLS
• 2015-12-11 Relisted — Global MLS
• 2015-11-25 Pending — Global MLS
• 2015-11-11 Price Changed $85,900 Global MLS
• 2015-11-10 Relisted — Global MLS
• 2015-11-08 Listing Removed — Global MLS
• 2015-10-24 Price Changed $89,500 Global MLS
• 2015-10-24 Relisted — Global MLS
• 2015-10-19 Listing Removed — Global MLS
• 2015-10-08 Sold (MLS) $120,000 Global MLS
• 2015-10-07 Price Changed $99,999 Global MLS
• 2015-10-07 Relisted — Global MLS
• 2015-10-03 Listing Removed — Global MLS
• 2015-09-23 Listed $127,500 Global MLS
• 2015-09-09 Listed $120,000 Global MLS
• 2015-07-15 Listing Removed — Global MLS
• 2015-06-29 Listed $127,500 Global MLS
• 2015-02-25 Sold (MLS) $115,450 Global MLS
• 2015-01-05 Listing Removed — Global MLS
• 2014-11-08 Listed $122,900 Global MLS
• 2014-09-26 Sold (MLS) $76,000 Global MLS
• 2014-08-06 Listing Removed — Global MLS
• 2014-07-31 Sold (MLS) $112,500 Global MLS
• 2014-06-20 Listing Removed — Global MLS
• 2014-04-11 Listed $122,400 Global MLS