52 Warsaw Ave · Mechanicville, NY 12118

$365,000

3 bd · 1.0 ba · 1,994 sqft · SingleFamily public records · 12 Days on market

Built 1991 0.55 ac lot Est $449k · 19% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome to this stunning property located in the Mechanicville School District! This well-maintained home features three beautifully updated bedrooms on the main floor, along with two bathrooms. The semi-open layout connects the kitchen, dining area, and living room. The spacious master bedroom includes a private bathroom and a walk-in closet. Seller has made thoughtful upgrades to the property over the past two years, including a new electric water heater, fresh paint on walls and ceilings, new light fixtures, carpets, and the addition of two bedrooms and a laundry area, among many other things. The basement offers potential for a third bathroom. Check the website for the full Matterport VR tour!

Key facts

• Attached garage
• Spacious deck
• Private yard

Tags

• ATTACHED GARAGE
• OFF-STREET PARKING
• VERSATILE BONUS ROOMS
• SPACIOUS DECK
• PRIVATE YARD
• DOWNTOWN SHOPS

Property features AI

Exterior

• Parking: 2-car garage; Total parking for 5 vehicles; Paved driveway
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single family residence; Facing direction not specified
• Construction: Vinyl siding; Asphalt roof; Below-grade finished area (basement) included
• Exterior features: Deck; Garage(s)

Interior

• Kitchen: Convection oven; Electric oven; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (master suite) on first level; Two additional bedrooms on first level; Two other rooms in basement (flex/other)
• Flooring: Vinyl; Carpet; Laminate
• Bathrooms: Two full bathrooms on first level
• Heating & cooling: Hot water heating (natural gas); Ductless cooling
• Interior features: Finished basement; Security system; Sliding doors
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (26.3% below list).
• Recommended offer: $269k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 1.9% in Mechanicville — 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 67/100 on livability (#568 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime D+, employment D.
• Mechanicville City School District (rural): math 57% / reading 57% proficiency, ranked #270 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mechanicville Elementary School (math 57% / reading 53%, grade C, #905 of 2,108 statewide, top 43%, 600 students, 52% FRL); Mechanicville Junior/Senior High School (math 60% / reading 62%, grade C+, #843 of 1,100 statewide, top 77%, 746 students, 45% FRL) — zoned schools average 48% FRL vs 30% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 35% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 16y 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 $268,988 (26.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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?
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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $448,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Stillwater Ave	0.14mi	2/1.5 (-1)	1,716 (-14%)	8mo	$275,000	$160	57
8 Artillery Approach	0.57mi	4/2.5 (+1)	2,006 (+1%)	14mo	$489,900	$244	50
3 Musket March	0.28mi	3/2.5	1,734 (-13%)	16mo	$390,000	$225	46
71 County Route 75	0.71mi	3/2.0	1,800 (-10%)	1mo	$400,000	$222	46
211 N 5th Ave	0.52mi	3/1.5	1,700 (-15%)	6mo	$288,750	$170	44
204 N 2nd Ave	0.43mi	4/1.5 (+1)	2,248 (+13%)	12mo	$360,000	$160	41
32 Revere Run	0.67mi	4/2.5 (+1)	1,862 (-7%)	10mo	$440,000	$236	39
113 S 3rd Ave	0.61mi	3/2.0	1,792 (-10%)	15mo	$195,000	$109	38
73 Co Rd 75	0.72mi	3/2.0	1,775 (-11%)	9mo	$445,000	$251	36
10 Olympia Ct	0.67mi	3/2.5	1,775 (-11%)	13mo	$574,900	$324	34
208-210 S Second Ave	0.71mi	4/2.0 (+1)	2,180 (+9%)	12mo	$285,000	$131	32
14 Olympia Ct	0.68mi	2/2.0 (-1)	2,208 (+11%)	14mo	$502,706	$228	30

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $173,370
• Equity at exit: $328,821

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $530,652
• Equity at exit: $709,115

Cash invested: $102,200 (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 12118

• Home prices YoY: 8.3%
• Active inventory: 145
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,690 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$459 /mo · $5,503/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-400

Break-even live

Break-even rent $3,196

Max offer price $294,382

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-296	+0% $-400	+5% $-503	+10% $-606
Rent	-10% $-612	-5% $-506	+0% $-400	+5% $-294	+10% $-187
Rate	-1.0pp $-216	-0.5pp $-307	base $-400	+0.5pp $-494	+1.0pp $-591

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Battery Blvd Mechanicville, NY	3.0	2.5	1804	$3,450	$1.91	16d	1	0.68mi
30 Revere Run Mechanicville, NY	4.0	2.5	1997	$3,450	$1.73	16d	1	0.69mi

Listing history 9 events

1. 2026-06-21
   pricedays on market $365,000 Active 12 DOM
2. 2026-06-18
   days on market $375,000 Active 9 DOM
3. 2026-06-17
   days on market $375,000 Active 8 DOM
4. 2026-06-16
   days on market $375,000 Active 7 DOM
5. 2026-06-15
   days on market $375,000 Active 6 DOM
6. 2026-06-14
   days on market $375,000 Active 4 DOM
7. 2026-06-13
   days on market $375,000 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $375,000 Active 1 DOM

ⓘ 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: $5,503 · $459/mo
• Projected year-2 tax: $5,836 · $486/mo
• Expected delta: +$333/yr (+$28/mo · 6.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,279
• − Mortgage interest: −$20,446
• − Property taxes: −$5,503
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − Depreciation: −$10,618
• Taxable loss: −$11,278
• Est. tax savings @ 24.0%: +$2,707
• After-tax cash flow: $-2,090/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: Mechanicville City School District
• NCES district ID: 3618900
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $57,701
• Composite: 49.33/100
• National rank: #2021
• State rank: #270 of 590 in NY

Livability — Mechanicville

• Score: 67/100
• State rank: #568
• US rank: #10227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mechanicville, NY
• County: Saratoga County · 166,192 people
• City population: 17,069
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

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% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 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: ▲ 26.43%
• Current HPI: 343.9893
• 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

+127.3% since first listed

22 events — show timeline

• 2026-06-09 Listed $375,000 Global MLS
• 2025-03-12 Sold (Public Records) $340,000 Public Records
• 2025-03-06 Sold (MLS) $328,000 Global MLS
• 2024-12-24 Pending — Global MLS
• 2024-12-02 Listed $339,900 Global MLS
• 2022-04-07 Sold (Public Records) $240,000 Public Records
• 2022-04-05 Sold (MLS) $240,000 Global MLS
• 2022-02-13 Pending — Global MLS
• 2021-11-09 Price Changed $238,000 Global MLS
• 2021-10-29 Price Changed $239,000 Global MLS
• 2021-10-16 Listed $240,000 Global MLS
• 2021-05-05 Sold (Public Records) $221,500 Public Records
• 2021-04-22 Sold (MLS) $221,450 Global MLS
• 2021-03-08 Pending — Global MLS
• 2021-03-01 Listed $209,900 Global MLS
• 2016-05-16 Sold (Public Records) $160,885 Public Records
• 2016-04-30 Sold (MLS) $158,000 Global MLS
• 2016-03-10 Pending — Global MLS
• 2016-02-02 Price Changed $160,885 Global MLS
• 2016-01-13 Listed $164,785 Global MLS
• 2011-04-03 Listing Removed — Global MLS
• 2010-10-04 Listed $165,000 Global MLS

Property tax history

+4.7%/yr

Latest (2025): $5,503 · +101.5% YoY. Source: county tax records.