2418 Campbell Ave · Schenectady, NY 12306

$367,000

6 bd · 2.0 ba · 2,084 sqft · MultiFamily public records · 145 Days on market

Built 1910 4,356 sqft lot $176/sqft · 6% above area Est $347k · 6% over

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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 +15.3/30.0
• ARV discount +4.8/15.0
• DSCR +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fully occupied, renovated investment property offering immediate cash flow. 2420 Campbell Avenue has been updated throughout and is turn-key for the next owner. Features modern finishes, updated kitchen and bath, and well-maintained mechanicals, providing low-maintenance ownership. Conveniently located near shopping, schools, and major routes, making it attractive for tenants and investors alike. Property is being sold as-is. Great opportunity to add a stabilized asset to your portfolio. Rent 1,400 each floor.

Key facts

• Updated bath
• Updated kitchen
• 4,356 sq ft lot

Tags

• RENOVATED INVESTMENT PROPERTY
• UPDATED KITCHEN
• UPDATED BATH
• WELL-MAINTAINED MECHANICALS
• TURN-KEY FOR THE NEXT OWNER

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $367k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (6.9% below list).
• Recommended offer: $323k (12.0% below list) — sets the bar for market timing.

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: 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.
• Zoned schools: Van Corlaer Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 436 students, 78% FRL); Mont Pleasant Middle School (math 2% / reading 27%, grade F, #704 of 729 statewide, top 98%, 671 students, 81% FRL); Schenectady High School (math 75% / reading 90%, grade A, #446 of 1,100 statewide, top 41%, 2,743 students, 71% FRL).
• Market conditions: 185 active listings in the ZIP; solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• At $3,417/mo this rent would consume 49% of the median local household income ($83k/yr) (locally 629% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 145 days — a 12% lower offer ($323k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $30k; list at $367k implies a 1123% 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 $322,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $346,575
• List price: $367,000
• Delta: 5.89%
• 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
467-469 Cedar St	0.32mi	6/2.0	2,024 (-3%)	2mo	$285,000	$141	78
2406 Campbell Ave	0.02mi	6/2.0	2,276 (+9%)	10mo	$330,000	$145	75
2332 Turner Ave	0.16mi	5/3.0 (-1)	1,932 (-7%)	2mo	$255,000	$132	70
471-473 Harrison Ave	0.34mi	6/2.0	2,232 (+7%)	9mo	$330,000	$148	64
425 Arthur St	0.28mi	5/3.0 (-1)	2,090 (+0%)	20mo	$260,000	$124	60
450 Arthur St	0.29mi	5/2.0 (-1)	2,131 (+2%)	22mo	$230,000	$108	59
1942 Euclid Ave	0.57mi	6/2.0	2,220 (+6%)	12mo	$265,000	$119	53
1933 Wabash Ave	0.61mi	6/2.0	2,320 (+11%)	2mo	$275,000	$119	51
425 Fourth St	0.50mi	6/3.0	2,320 (+11%)	8mo	$285,000	$123	48
520 Harrison Ave	0.43mi	5/2.0 (-1)	2,248 (+8%)	18mo	$125,000	$56	47
2021 Wabash Ave	0.56mi	6/2.0	2,316 (+11%)	11mo	$260,000	$112	47
420 Marengo St	0.56mi	5/2.0 (-1)	1,820 (-13%)	6mo	$309,000	$170	42

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-50,723
• Equity at exit: $54,721

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-32,717
• Equity at exit: $31,731

Cash invested: $102,760 (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 12306

• Home prices YoY: -23.8%
• Active inventory: 185
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $3,417 high
• Mortgage (P&I): −$1,925
• Tax from tax record: −$486 /mo · $5,828/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $136

Break-even live

Break-even rent $3,245

Max offer price $367,000

Occupancy floor 91%

Sensitivity live

Price	-10% $344	-5% $240	+0% $136	+5% $32	+10% $-71
Rent	-10% $-134	-5% $1	+0% $136	+5% $271	+10% $406
Rate	-1.0pp $321	-0.5pp $230	base $136	+0.5pp $41	+1.0pp $-56

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,416
Total (2 units)			$3,417

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: $91,750
• Closing costs: $11,010
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $367,000 Active 145 DOM
2. 2026-06-18
   days on market $367,000 Active 142 DOM
3. 2026-06-17
   days on market $367,000 Active 141 DOM
4. 2026-06-16
   days on market $367,000 Active 140 DOM
5. 2026-06-15
   days on market $367,000 Active 139 DOM
6. 2026-06-14
   days on market $367,000 Active 137 DOM
7. 2026-06-13
   days on market $367,000 Active 136 DOM
8. 2026-06-10
   days on market $367,000 Active 134 DOM
9. 2026-06-09
   days on market $367,000 Active 133 DOM
10. 2026-06-08
    days on market $367,000 Active 132 DOM
11. 2026-06-07
    days on market $367,000 Active 131 DOM
12. 2026-06-03
    days on market $367,000 Active 127 DOM
13. 2026-06-02
    days on market $367,000 Active 126 DOM
14. 2026-06-01
    days on market $367,000 Active 125 DOM
15. 2026-05-31
    days on market $367,000 Active 124 DOM
16. 2026-05-31
    days on market $367,000 Active 123 DOM
17. 2026-01-27
    listed $367,000 Active 515-char remark

    Show marketing remark (515 chars)

    Fully occupied, renovated investment property offering immediate cash flow. 2420 Campbell Avenue has been updated throughout and is turn-key for the next owner. Features modern finishes, updated kitchen and bath, and well-maintained mechanicals, providing low-maintenance ownership. Conveniently located near shopping, schools, and major routes, making it attractive for tenants and investors alike. Property is being sold as-is. Great opportunity to add a stabilized asset to your portfolio. Rent 1,400 each floor.

18. 2022-10-01
    historical
19. 2022-06-15
    price $259,999
20. 2022-06-15
    status Active
21. 2022-04-04
    historical
22. 2022-03-21
    listed $285,000 Active
23. 2016-01-29
    soldstatus $30,000 Closed (Final Sale)
24. 2015-12-14
    status Pend (Under Cntr)
25. 2015-09-10
    listed $34,900 Active
26. 2015-02-27
    soldstatus $500
27. 2014-08-12
    soldstatus $500

ⓘ 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: $5,828 · $486/mo
• Projected year-2 tax: $6,015 · $501/mo
• Expected delta: +$187/yr (+$16/mo · 3.2%)

ⓘ 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 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: $41,004
• − Mortgage interest: −$20,558
• − Property taxes: −$5,828
• − Insurance: −$1,835
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − Depreciation: −$10,676
• Taxable loss: −$4,454
• Est. tax savings @ 24.0%: +$1,069
• After-tax cash flow: $2,704/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): 27,865
• Household income: $83,202
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 629.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 7% Lithuanian 5% Iranian 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 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: ▼ -91.35%
• Current HPI: 292.1229
• 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

+951.6% since first listed

11 events — show timeline

• 2026-01-27 Listed $367,000 Global MLS
• 2022-10-01 Listing Removed — Global MLS
• 2022-06-15 Price Changed $259,999 Global MLS
• 2022-06-15 Relisted — Global MLS
• 2022-04-04 Listing Removed — Global MLS
• 2022-03-21 Listed $285,000 Global MLS
• 2016-01-29 Sold (MLS) $30,000 Global MLS
• 2015-12-14 Pending — Global MLS
• 2015-09-10 Listed $34,900 Global MLS
• 2015-02-27 Sold (Public Records) $500 Public Records
• 2014-08-12 Sold (Public Records) $500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $5,828 · +3.5% YoY. Source: county tax records.