1833 Avenue A · Schenectady, NY 12308

$65,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 35 Days on market

Built 1920 4,791 sqft lot $68/sqft · 70% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

NICE LOCATION, FRESHLY PAINTED ROOMS, NEW WIRING, NEWER ROOF. FURNACE IS 10 YEARS OLD. GREAT FINISHED BASEMENT. NUMEROUS POSSIBILITIES. Excellent Condition

Key facts

• 4,791 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached garage; Driveway; Three parking spaces total; One garage space
• Utilities: 100 Amp electric service; Public water; Public sewer
• Home design: Single family residence; Fixer condition; Block foundation; Aluminum siding
• Construction: Built with aluminum siding; Block foundation; Asphalt roof
• Exterior features: Cleared lot; Enclosed patio/porch; Asphalt roof

Interior

• Kitchen: Kitchen on the first floor; Other appliances
• Bedrooms: Three bedrooms on the first floor
• Flooring: Wood floors
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Baseboard heating
• Interior features: Five total rooms; Full basement; Enclosed porch
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.5% vs local median 6.3% in Schenectady — 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 (#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: Schenectady High School (math 75% / reading 90%, grade A, #446 of 1,100 statewide, top 41%, 2,743 students, 71% FRL).
• Zoned-school proficiency averages 82% at this address vs 36% district-wide (+46 pts) — the actual schools serving this property are materially stronger than the Schenectady City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 78 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $42k; list at $65k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 2.39% ✓
• Cap rate: 17.51%
• Cash-on-cash: 40.05%
• DSCR: 2.78
• GRM: 3.5

CMA / ARV

• ARV (median comp): $216,831
• List price: $65,000
• Delta: -70.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 Mason St	0.22mi	3/1.0	1,002 (+4%)	11mo	$157,600	$157	73
826 Raymond St	0.07mi	2/1.0 (-1)	1,056 (+10%)	13mo	$170,500	$161	65
1918 Lenox Rd	0.18mi	3/1.0	900 (-6%)	22mo	$175,000	$194	63
1926 Golf Ave	0.37mi	3/1.5	1,033 (+8%)	10mo	$265,000	$257	60
556 Clarendon St	0.11mi	2/1.0 (-1)	868 (-10%)	17mo	$82,000	$94	60
626 Hattie St	0.48mi	3/1.5	1,044 (+9%)	8mo	$210,000	$201	54
2448 Avenue B	0.67mi	3/1.0	888 (-8%)	8mo	$140,000	$158	50
2325 Oakland Ave	0.60mi	3/1.0	1,000 (+4%)	22mo	$195,000	$195	47
4 Hillside Ave	0.66mi	2/1.0 (-1)	896 (-7%)	10mo	$204,000	$228	45
1222 Cullen Ave	0.66mi	2/1.0 (-1)	1,000 (+4%)	20mo	$214,900	$215	40
1547 Unadilla St	0.71mi	2/1.0 (-1)	900 (-6%)	19mo	$209,000	$232	35
1158 Hendrickson Ave	0.52mi	3/1.5	1,100 (+15%)	23mo	$325,000	$295	30

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: 36.5%
• Equity multiple: 2.55×
• Total profit: $28,279
• Equity at exit: $9,692

10-year hold

• IRR: 43.2%
• Equity multiple: 5.12×
• Total profit: $74,957
• Equity at exit: $5,620

Cash invested: $18,200 (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 12308

• Home prices YoY: -14.6%
• Active inventory: 78
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$341
• Tax from tax record: −$252 /mo · $3,024/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $607

Break-even live

Break-even rent $785

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2042 Van Vranken Ave Schenectady, NY	2.0	1.0	816	$1,200	$1.47	43d	1	0.23mi
1275 Gerling St Schenectady, NY	1.0–2.0	1.0	725	$1,440	$1.99	14d	1	0.62mi
540 Northend Dr Schenectady, NY	1.0–2.0	1.0	906	$1,725	$1.90	14d	3	0.75mi
2150 Rosa Rd Schenectady, NY	2.0	1.0–2.0	768	$1,690	$2.20	14d	1	0.77mi
1187 Hillside Ave Schenectady, NY	1.0–2.0	1.0–2.0	900	$1,599	$1.78	14d	1	0.79mi
100 Reserve Ct Schenectady, NY	1.0–3.0	1.0–2.0	1106	$2,445	$2.21	14d	1	0.98mi
23 Monroe St Unit 23 2R Schenectady, NY	2.0	1.0	800	$1,325	$1.66	14d	1	0.99mi
762 Eastern Ave Schenectady, NY	2.0	1.0	1119	$1,400	$1.25	23d	1	1.02mi
120 De Graff St Schenectady, NY	4.0	1.0	1022	$1,600	$1.57	43d	1	1.11mi
126 Prospect St Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	23d	1	1.11mi
301 Connor Ct Niskayuna, NY	2.0	2.0	950	$1,650	$1.74	14d	1	1.15mi
409 State St Schenectady, NY	2.0	1.0	1000	$1,200	$1.20	18d	1	1.37mi

Listing history 20 events

1. 2026-06-18
   days on market $65,000 Active 35 DOM
2. 2026-06-17
   days on market $65,000 Active 34 DOM
3. 2026-06-16
   days on market $65,000 Active 33 DOM
4. 2026-06-15
   days on market $65,000 Active 32 DOM
5. 2026-06-14
   days on market $65,000 Active 30 DOM
6. 2026-06-13
   days on market $65,000 Active 29 DOM
7. 2026-06-10
   days on market $65,000 Active 27 DOM
8. 2026-06-09
   days on market $65,000 Active 26 DOM
9. 2026-06-08
   days on market $65,000 Active 25 DOM
10. 2026-06-07
    days on market $65,000 Active 24 DOM
11. 2026-06-03
    days on market $65,000 Active 20 DOM
12. 2026-06-02
    days on market $65,000 Active 19 DOM
13. 2026-06-01
    days on market $65,000 Active 18 DOM
14. 2026-05-31
    days on market $65,000 Active 17 DOM
15. 2026-05-31
    days on market $65,000 Active 16 DOM
16. 2026-05-14
    listed $65,000 Active 839-char remark
17. 1998-12-21
    soldstatus $42,500
18. 1998-12-18
    soldstatus $42,500 155-char remark

    Show marketing remark (155 chars)

    NICE LOCATION, FRESHLY PAINTED ROOMS, NEW WIRING, NEWER ROOF. FURNACE IS 10 YEARS OLD. GREAT FINISHED BASEMENT. NUMEROUS POSSIBILITIES. Excellent Condition

19. 1998-10-21
    historical 155-char remark

    Show marketing remark (155 chars)

    NICE LOCATION, FRESHLY PAINTED ROOMS, NEW WIRING, NEWER ROOF. FURNACE IS 10 YEARS OLD. GREAT FINISHED BASEMENT. NUMEROUS POSSIBILITIES. Excellent Condition

20. 1998-08-06
    listed $49,800 155-char remark

    Show marketing remark (155 chars)

    NICE LOCATION, FRESHLY PAINTED ROOMS, NEW WIRING, NEWER ROOF. FURNACE IS 10 YEARS OLD. GREAT FINISHED BASEMENT. NUMEROUS POSSIBILITIES. Excellent Condition

ⓘ 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: $3,024 · $252/mo
• Projected year-2 tax: $3,024 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $18,643
• − Mortgage interest: −$3,641
• − Property taxes: −$3,024
• − Insurance: −$325
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$1,891
• Taxable income: $6,779
• Est. tax owed @ 24.0%: −$1,627
• After-tax cash flow: $5,661/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): 15,511
• Household income: $63,434
• Rent vs Own: 55.0% rent · 45.0% own
• Severe rent burden: 1016.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 57% Black 17% Hispanic / Latino 13% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 3%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -59.17%
• Current HPI: 344.8675
• 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

+30.5% since first listed

5 events — show timeline

• 2026-05-14 Listed $65,000 Global MLS
• 1998-12-21 Sold (Public Records) $42,500 Public Records
• 1998-12-18 Sold (MLS) $42,500 Global MLS
• 1998-10-21 Listing Removed — Global MLS
• 1998-08-06 Listed $49,800 Global MLS

Property tax history

-1.0%/yr

Latest (2025): $3,024 · -0.6% YoY. Source: county tax records.