1031 Van Patten Rd · Duanesburg, NY 12056

$299,900

4 bd · 1.0 ba · 1,794 sqft · SingleFamily public records · 10 Days on market

Built 1960 1.00 ac lot $167/sqft · 26% below area Est $405k · 26% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Cash flow +3.5/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful renovations! This 4 bed, 1.5 bath home sits on a 1 acre lot and boasts open living spaces, modern updates throughout as well as a newer roof, siding and vinyl replacement windows! Quiet country living that is just a short hop to local amenities and interstate highways!

Key facts

• Bright living space
• Formal dining room
• French doors

Tags

• ENCLOSED FRONT PORCH
• BRIGHT LIVING SPACE
• HARDWOOD FLOORS
• FORMAL DINING ROOM
• FRENCH DOORS
• KITCHEN ISLAND

Property features AI

Exterior

• Parking: Five parking spaces total; Off-street paved driveway
• Utilities: Electric with circuit breakers; Septic tank
• Home design: Single family residence; Facing direction not specified
• Construction: Vinyl siding
• Exterior features: Front porch (enclosed); Deck; Driveway is paved; Shed(s); Views

Interior

• Kitchen: Cooktop; Oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: One bedroom on the first level; Three bedrooms on the second level
• Flooring: Tile; Wood; Laminate
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Front porch; French doors; Sliding doors; Unfinished basement; 10 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-912 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (53.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (51.8% below list).
• Recommended offer: $139k (53.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 63/100 on livability (#783 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Duanesburg Central School District (rural): math 54% / reading 71% proficiency, ranked #176 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Duanesburg Elementary School (math 47% / reading 67%, grade C+, #842 of 2,108 statewide, top 43%, 332 students, 26% FRL); Duanesburg High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 312 students, 25% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Recommended offer $138,823 (53.7% 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 1960 — 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. 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: 0.48% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.03%
• DSCR: 0.42
• GRM: 17.3

CMA / ARV

• ARV (median comp): $404,735
• List price: $299,900
• Delta: -25.90%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
582 Van Patten Rd	0.48mi	3/2.0 (-1)	1,802 (+0%)	8mo	$340,000	$189	61
392 Depot Rd	0.69mi	3/2.0 (-1)	1,790 (-0%)	3mo	$446,000	$249	56

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: 15.2%
• Equity multiple: 2.25×
• Total profit: $105,270
• Equity at exit: $270,174

10-year hold

• IRR: 14.8%
• Equity multiple: 5.24×
• Total profit: $355,693
• Equity at exit: $582,640

Cash invested: $83,972 (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 12056

• Home prices YoY: 14.2%
• Active inventory: 16
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$357 /mo · $4,280/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-912

Break-even live

Break-even rent $2,600

Max offer price $138,823

Occupancy floor —

Sensitivity live

Price	-10% $-742	-5% $-827	+0% $-912	+5% $-997	+10% $-1,082
Rent	-10% $-1,026	-5% $-969	+0% $-912	+5% $-855	+10% $-798
Rate	-1.0pp $-761	-0.5pp $-836	base $-912	+0.5pp $-990	+1.0pp $-1,069

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Active 1126-char remark
2. 2026-05-12
   status Pending 1126-char remark
3. 2026-05-06
   listed $299,900 Active 1126-char remark
4. 2023-06-14
   soldstatus $262,000
5. 2023-06-10
   soldstatus $262,000 Closed 279-char remark

   Show marketing remark (279 chars)

   Beautiful renovations! This 4 bed, 1.5 bath home sits on a 1 acre lot and boasts open living spaces, modern updates throughout as well as a newer roof, siding and vinyl replacement windows! Quiet country living that is just a short hop to local amenities and interstate highways!

6. 2023-05-08
   status Pending 279-char remark

   Show marketing remark (279 chars)

   Beautiful renovations! This 4 bed, 1.5 bath home sits on a 1 acre lot and boasts open living spaces, modern updates throughout as well as a newer roof, siding and vinyl replacement windows! Quiet country living that is just a short hop to local amenities and interstate highways!

7. 2023-04-27
   listed $239,900 Active 279-char remark

   Show marketing remark (279 chars)

   Beautiful renovations! This 4 bed, 1.5 bath home sits on a 1 acre lot and boasts open living spaces, modern updates throughout as well as a newer roof, siding and vinyl replacement windows! Quiet country living that is just a short hop to local amenities and interstate highways!

8. 2022-12-30
   soldstatus $110,000 Closed

   Show marketing remark (327 chars)

   This country house is ready for an interior facelift, 4 bedroom 1.5 bathroom on almost an acre of land. Newer siding, windows and roof. Come bring your finishing touches to the inside! Close to highway and just 20 minutes from Albany. ARV potential of 230k++ PROPERTY SOLD AS IS - CASH BUYERS ONLY VIA ASSIGNMENT OF CONTRACT.

9. 2022-11-25
   status Pending

   Show marketing remark (327 chars)

   This country house is ready for an interior facelift, 4 bedroom 1.5 bathroom on almost an acre of land. Newer siding, windows and roof. Come bring your finishing touches to the inside! Close to highway and just 20 minutes from Albany. ARV potential of 230k++ PROPERTY SOLD AS IS - CASH BUYERS ONLY VIA ASSIGNMENT OF CONTRACT.

10. 2022-11-18
    listed $129,900 Active

    Show marketing remark (327 chars)

    This country house is ready for an interior facelift, 4 bedroom 1.5 bathroom on almost an acre of land. Newer siding, windows and roof. Come bring your finishing touches to the inside! Close to highway and just 20 minutes from Albany. ARV potential of 230k++ PROPERTY SOLD AS IS - CASH BUYERS ONLY VIA ASSIGNMENT OF CONTRACT.

ⓘ 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: $4,280 · $357/mo
• Projected year-2 tax: $4,674 · $390/mo
• Expected delta: +$394/yr (+$33/mo · 9.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $17,355
• − Mortgage interest: −$16,799
• − Property taxes: −$4,280
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$8,724
• Taxable loss: −$16,725
• Est. tax savings @ 24.0%: +$4,014
• After-tax cash flow: $-6,928/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: Duanesburg Central School District
• NCES district ID: 3609360
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▲ 9.00%
• Median HH income: $76,847
• Composite: 55.65/100
• National rank: #1227
• State rank: #176 of 590 in NY

Livability — Duanesburg

• Score: 63/100
• State rank: #783
• US rank: #14886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duanesburg, NY
• Population (ZIP): 1,818

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 9% Iranian 5% Scotch-Irish 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 39.58%
• Current HPI: 318.9653
• 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

+130.9% since first listed

11 events — show timeline

• 2026-05-23 Pending — Global MLS
• 2026-05-18 Relisted — Global MLS
• 2026-05-12 Pending — Global MLS
• 2026-05-06 Listed $299,900 Global MLS
• 2023-06-14 Sold (Public Records) $262,000 Public Records
• 2023-06-10 Sold (MLS) $262,000 Global MLS
• 2023-05-08 Pending — Global MLS
• 2023-04-27 Listed $239,900 Global MLS
• 2022-12-30 Sold (MLS) $110,000 Global MLS
• 2022-11-25 Pending — Global MLS
• 2022-11-18 Listed $129,900 Global MLS

Property tax history

+3.6%/yr

Latest (2025): $4,280 · +1.9% YoY. Source: county tax records.