1617 7th Ave · Schenectady, NY 12303

$125,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 5 Days on market

Built 1901 3,484 sqft lot $186/sqft · 26% below area Est $169k · 26% 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).

• Cash flow +16.2/30.0
• ARV discount +15.0/15.0
• 1% rule +5.2/10.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

Be one of four homes on this quiet City Street. Major upgrades have been done since 2012. Truly move in conditioned home cheaper then paying rent. Why rent when you can own. Excellent Condition

Key facts

• Hot water tank
• Back deck
• Modern kitchen

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• BRAND NEW FURNACE
• HOT WATER TANK
• FULLY FENCED BACKYARD
• BACK DECK

Property features AI

Exterior

• Parking: Driveway with space for 3 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Facing: Last home on a dead-end road
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Front porch; Full backyard fencing

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Two first-floor bedrooms
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Electric forced-air heating; Natural gas available; Has heating
• Interior features: Mud room; Living room; Full basement; Total of 5 rooms
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $66 ($797/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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: 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $864 of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $48k; list at $125k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

• ARV (median comp): $168,944
• List price: $125,000
• Delta: -26.01%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Osterlitz Ave	0.21mi	2/1.0	672 (0%)	20mo	$170,000	$253	74
2031 Westside Ave	0.62mi	2/1.0	744 (+11%)	18mo	$178,000	$239	38
1600 Broadway	0.44mi	1/1.0 (-1)	745 (+11%)	22mo	$75,000	$101	38

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-15,958
• Equity at exit: $18,638

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-8,170
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $66

Break-even live

Break-even rent $1,197

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $137	-5% $102	+0% $66	+5% $31	+10% $-4
Rent	-10% $-35	-5% $16	+0% $66	+5% $117	+10% $168
Rate	-1.0pp $129	-0.5pp $98	base $66	+0.5pp $34	+1.0pp $1

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1485 Nelson St Schenectady, NY	1.0	1.0	590	$1,000	$1.69	44d	1	0.49mi
922 State St Schenectady, NY	1.0–2.0	1.0	855	$1,390	$1.63	15d	6	1.35mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,768	$1.92	14d	1	1.46mi

Listing history 20 events

1. 2026-05-18
   status Pending 424-char remark
2. 2026-05-13
   listed $125,000 Active 424-char remark
3. 2017-09-25
   soldstatus $48,000 Closed (Final Sale) 193-char remark

   Show marketing remark (193 chars)

   Be one of four homes on this quiet City Street. Major upgrades have been done since 2012. Truly move in conditioned home cheaper then paying rent. Why rent when you can own. Excellent Condition

4. 2017-09-21
   soldstatus $40,000
5. 2017-06-12
   status Pend (Under Cntr) 193-char remark

   Show marketing remark (193 chars)

   Be one of four homes on this quiet City Street. Major upgrades have been done since 2012. Truly move in conditioned home cheaper then paying rent. Why rent when you can own. Excellent Condition

6. 2017-05-06
   price $52,900 193-char remark

   Show marketing remark (193 chars)

   Be one of four homes on this quiet City Street. Major upgrades have been done since 2012. Truly move in conditioned home cheaper then paying rent. Why rent when you can own. Excellent Condition

7. 2017-01-18
   listed $54,900 New 193-char remark

   Show marketing remark (193 chars)

   Be one of four homes on this quiet City Street. Major upgrades have been done since 2012. Truly move in conditioned home cheaper then paying rent. Why rent when you can own. Excellent Condition

8. 2017-01-01
   historical
9. 2016-05-18
   price $57,500
10. 2016-03-02
    price $59,900
11. 2016-01-29
    price $66,500
12. 2015-11-25
    listed $69,900 Active
13. 2009-01-16
    soldstatus $33,000
14. 2009-01-16
    soldstatus $33,000
15. 2008-11-03
    historical
16. 2008-06-21
    listed $34,900
17. 2005-04-06
    soldstatus $18,500
18. 2005-03-25
    soldstatus $18,500
19. 2005-02-28
    historical
20. 2005-01-17
    listed $29,900

ⓘ 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: $2,853 · $238/mo
• Projected year-2 tax: $2,853 · $238/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,368
• − Mortgage interest: −$7,002
• − Property taxes: −$2,853
• − Insurance: −$625
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$3,636
• Taxable loss: −$1,207
• Est. tax savings @ 24.0%: +$290
• After-tax cash flow: $1,086/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

+318.1% since first listed

20 events — show timeline

• 2026-05-18 Pending — Global MLS
• 2026-05-13 Listed $125,000 Global MLS
• 2017-09-25 Sold (MLS) $48,000 Global MLS
• 2017-09-21 Sold (Public Records) $40,000 Public Records
• 2017-06-12 Pending — Global MLS
• 2017-05-06 Price Changed $52,900 Global MLS
• 2017-01-18 Listed $54,900 Global MLS
• 2017-01-01 Listing Removed — Global MLS
• 2016-05-18 Price Changed $57,500 Global MLS
• 2016-03-02 Price Changed $59,900 Global MLS
• 2016-01-29 Price Changed $66,500 Global MLS
• 2015-11-25 Listed $69,900 Global MLS
• 2009-01-16 Sold (Public Records) $33,000 Public Records
• 2009-01-16 Sold (MLS) $33,000 Global MLS
• 2008-11-03 Listing Removed — Global MLS
• 2008-06-21 Listed $34,900 Global MLS
• 2005-04-06 Sold (Public Records) $18,500 Public Records
• 2005-03-25 Sold (MLS) $18,500 Global MLS
• 2005-02-28 Listing Removed — Global MLS
• 2005-01-17 Listed $29,900 Global MLS

Property tax history

+3.4%/yr

Latest (2025): $2,853 · +3.5% YoY. Source: county tax records.