817 Holland Rd · Schenectady, NY 12303

$209,900

3 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 107 Days on market

Built 1910 3,920 sqft lot $153/sqft · at area comps Est $215k · at est.

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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).

• Cash flow +10.2/30.0
• ARV discount +8.5/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

Key facts

• Open floor plan
• Off street parking
• Back porch

Tags

• OPEN FLOOR PLAN
• ATTIC COULD BE FINISHED
• COZY FRONT PORCH
• BACK PORCH
• NICKLE FENCE AND GATE
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (23.0% below list).
• Recommended offer: $162k (23.0% below list) — sets the bar for 1% rule.

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: schools C-, 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.
• Market conditions: 161 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $1k of loan paydown is wiped out by about $6k 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 107 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $210k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,536 (23.0% 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. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.77% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (median comp): $214,778
• List price: $209,900
• Delta: -2.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
494 Hulett St	0.33mi	3/2.0	1,429 (+4%)	2mo	$230,000	$161	74
1321 Richard St	0.27mi	4/2.0 (+1)	1,421 (+3%)	2mo	$173,400	$122	73
1020 Pearl St	0.34mi	2/1.5 (-1)	1,295 (-6%)	0mo	$152,500	$118	69
1356 Wing Ave	0.42mi	3/2.0	1,464 (+6%)	1mo	$287,375	$196	67
1084 Webster St	0.43mi	3/2.0	1,282 (-7%)	2mo	$230,000	$179	65
1067 Cutler St	0.57mi	2/1.5 (-1)	1,352 (-2%)	2mo	$100,000	$74	64
729 Cutler St	0.66mi	4/2.0 (+1)	1,440 (+5%)	4mo	$250,500	$174	52
1732 Avenue H	0.70mi	4/1.0 (+1)	1,334 (-3%)	5mo	$272,950	$205	51
818 Cutler St	0.65mi	3/1.5	1,224 (-11%)	0mo	$165,000	$135	51
269 Altamont Ave	0.70mi	3/1.0	1,260 (-8%)	5mo	$110,000	$87	47
1337 8th Ave	0.51mi	4/2.0 (+1)	1,193 (-13%)	1mo	$132,500	$111	47
918 Altamont Ave	0.67mi	4/1.5 (+1)	1,501 (+9%)	3mo	$225,000	$150	46

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

Projected returns pro-forma

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

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-41,662
• Equity at exit: $31,297

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-46,154
• Equity at exit: $18,148

Cash invested: $58,772 (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 12303

• Active inventory: 161
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,615 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$208 /mo · $2,495/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-120

Break-even live

Break-even rent $1,767

Max offer price $188,708

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-61	+0% $-120	+5% $-179	+10% $-239
Rent	-10% $-248	-5% $-184	+0% $-120	+5% $-56	+10% $8
Rate	-1.0pp $-14	-0.5pp $-67	base $-120	+0.5pp $-174	+1.0pp $-230

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	15d	1	0.38mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	44d	1	0.38mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	24d	1	0.41mi
922 State St Schenectady, NY	1.0–2.0	1.0	855	$1,390	$1.63	15d	6	0.65mi
23 Hawk St Schenectady, NY	2.0	1.0	920	$1,500	$1.63	20d	1	0.79mi
409 State St Schenectady, NY	2.0	1.0	1000	$1,200	$1.20	20d	1	1.00mi
126 Prospect St Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	24d	1	1.04mi
120 De Graff St Schenectady, NY	4.0	1.0	1022	$1,600	$1.57	44d	1	1.06mi
418 Third St Schenectady, NY	3.0	1.0	1000	$2,200	$2.20	15d	1	1.06mi
1826 Campbell Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	15d	1	1.09mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$1,515	$1.47	15d	9	1.09mi
762 Eastern Ave Schenectady, NY	2.0	1.0	1119	$1,400	$1.25	24d	1	1.13mi
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	20d	1	1.16mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,768	$1.92	15d	1	1.20mi
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	15d	1	1.20mi
1037 University Pl Unit 2 Schenectady, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	1.30mi
830 Plymouth Ave Schenectady, NY	2.0	1.0	1200	$1,700	$1.42	20d	1	1.41mi

Listing history 22 events

1. 2026-05-11
   status Pending 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

2. 2026-04-28
   price $209,900 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

3. 2026-04-22
   price $214,900 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

4. 2026-04-17
   status Active 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

5. 2026-04-17
   price $224,900 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

6. 2026-03-23
   historical 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

7. 2026-02-10
   price $199,900 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

8. 2026-02-01
   price $204,900 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

9. 2026-01-22
   price $209,900 558-char remark

   Show marketing remark (558 chars)

   Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

10. 2026-01-09
    price $214,900 558-char remark

    Show marketing remark (558 chars)

    Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

11. 2025-12-31
    listed $234,900 Active 558-char remark

    Show marketing remark (558 chars)

    Excellent Opportunity to own a Nice, Affordable Single Family House in the thriving City of Schenectady. Great for Owner Occupied or Investment. 4 Bedrooms, 1 1/2 Bathrooms. Open Floor Plan. Many Updates Throughout. Attic could be finished for more living space. Cozy Front Porch and Back Porch to Relax after a long day. Stunning Nickle Fence and Gate. Plenty of Off Street Parking with a 1 Car Garage and Car Port. Located near Pleasant Valley School. Close to Shopping, Restaurants, Parks, Major Routes and Bus Line. Don't miss out on this one!

12. 2025-12-25
    historical
13. 2025-08-18
    listed $245,000 Active
14. 2025-08-14
    price $239,900
15. 2025-08-14
    price $240,000
16. 2025-08-14
    historical
17. 2025-08-05
    listed $259,900 Active
18. 2025-08-02
    historical
19. 2025-05-01
    listed $249,900 Active
20. 2024-09-16
    historical
21. 2023-09-16
    listed $239,000 Active
22. 2022-06-14
    soldstatus $122,000

ⓘ 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: $2,495 · $208/mo
• Projected year-2 tax: $3,021 · $252/mo
• Expected delta: +$526/yr (+$44/mo · 21.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 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: $19,384
• − Mortgage interest: −$11,758
• − Property taxes: −$2,495
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$6,106
• Taxable loss: −$5,125
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $-209/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
• County: Schenectady County · 141,369 people
• City population: 141,369
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 29,360
• Household income: $84,375
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1318.0

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 (66%)
• Race & ethnicity: White 66% Two or more races 11% Black 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -151.01%
• Current HPI: 280.3886
• 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

+72.0% since first listed

22 events — show timeline

• 2026-05-11 Pending — Global MLS
• 2026-04-28 Price Changed $209,900 Global MLS
• 2026-04-22 Price Changed $214,900 Global MLS
• 2026-04-17 Relisted — Global MLS
• 2026-04-17 Price Changed $224,900 Global MLS
• 2026-03-23 Listing Removed — Global MLS
• 2026-02-10 Price Changed $199,900 Global MLS
• 2026-02-01 Price Changed $204,900 Global MLS
• 2026-01-22 Price Changed $209,900 Global MLS
• 2026-01-09 Price Changed $214,900 Global MLS
• 2025-12-31 Listed $234,900 Global MLS
• 2025-12-25 Listing Removed — Global MLS
• 2025-08-18 Listed $245,000 Global MLS
• 2025-08-14 Price Changed $239,900 Global MLS
• 2025-08-14 Price Changed $240,000 Global MLS
• 2025-08-14 Listing Removed — Global MLS
• 2025-08-05 Listed $259,900 Global MLS
• 2025-08-02 Listing Removed — Global MLS
• 2025-05-01 Listed $249,900 Global MLS
• 2024-09-16 Listing Removed — Global MLS
• 2023-09-16 Listed $239,000 Global MLS
• 2022-06-14 Sold (Public Records) $122,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,495 · +2.9% YoY. Source: county tax records.