205 Vley Rd · Scotia, NY 12302

$269,000

4 bd · 2.0 ba · 1,848 sqft · MultiFamily public records · 166 Days on market

Built 1920 3,484 sqft lot $146/sqft · 35% below area Est $416k · 35% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.1/10.0
• Schools +5.4/10.0
• Livability +3.9/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

Key facts

• Near village shops
• Near schools
• Separate utilities

Tags

• HARDWOOD FLOORS
• SEPARATE UTILITIES
• UPSTAIRS UNIT VACANT
• NEAR VILLAGE SHOPS
• NEAR PARKS
• NEAR SCHOOLS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $269k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive. Per door: $298/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.3% in Scotia — 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 (#173 in NY, #2,688 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: crime D, amenities D, commute F.
• Scotia-Glenville Central School District (suburban): math 57% / reading 68% proficiency, ranked #193 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 127 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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).
• This rent runs 40% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 166 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $46k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $162k; list at $269k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. 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: 1.21% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.50%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

• ARV (median comp): $416,082
• List price: $269,000
• Delta: -35.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 N Ballston Ave	0.44mi	4/2.0	1,824 (-1%)	10mo	$275,000	$151	69
235 Washington Ave	0.55mi	4/2.0	1,950 (+6%)	2mo	$358,000	$184	63
330 Mohawk Ave	0.49mi	4/2.0	1,932 (+4%)	13mo	$180,000	$93	58
317 Glen Ave	0.55mi	4/2.0	1,630 (-12%)	4mo	$210,000	$129	51

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-5,489
• Equity at exit: $40,109

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $44,624
• Equity at exit: $23,258

Cash invested: $75,320 (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 12302

• Active inventory: 127
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $3,261 high
• Mortgage (P&I): −$1,411
• Tax from tax record: −$457 /mo · $5,486/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $596

Break-even live

Break-even rent $2,506

Max offer price $269,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,260
Total (2 units)			$3,261

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Sacandaga Rd Schenectady, NY	3.0	2.0	1291	$2,190	$1.70	44d	1	0.67mi
211 Sacandaga Rd Schenectady, NY	3.0	2.0	1291	$2,140	$1.66	14d	1	0.67mi
100 Reserve Ct Schenectady, NY	1.0–3.0	1.0–2.0	1106	$2,445	$2.21	14d	1	1.32mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$2,163	$2.09	14d	9	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $269,000 Active 166 DOM
2. 2026-06-17
   days on market $269,000 Active 165 DOM
3. 2026-06-16
   days on market $269,000 Active 164 DOM
4. 2026-06-15
   days on market $269,000 Active 163 DOM
5. 2026-06-14
   days on market $269,000 Active 161 DOM
6. 2026-06-13
   days on market $269,000 Active 160 DOM
7. 2026-06-10
   days on market $269,000 Active 158 DOM
8. 2026-06-09
   days on market $269,000 Active 157 DOM
9. 2026-06-08
   days on market $269,000 Active 156 DOM
10. 2026-06-07
    days on market $269,000 Active 155 DOM
11. 2026-06-05
    days on market $269,000 Active 152 DOM
12. 2026-06-03
    days on market $269,000 Active 151 DOM
13. 2026-06-03
    days on market $269,000 Active 150 DOM
14. 2026-05-31
    days on market $269,000 Active 190 DOM
15. 2026-04-20
    status Active 643-char remark

    Show marketing remark (643 chars)

    Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

16. 2026-03-15
    status Pending 643-char remark

    Show marketing remark (643 chars)

    Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

17. 2026-02-04
    price $269,000 643-char remark

    Show marketing remark (643 chars)

    Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

18. 2026-01-08
    price $287,000 643-char remark

    Show marketing remark (643 chars)

    Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

19. 2025-11-19
    price $295,000 643-char remark

    Show marketing remark (643 chars)

    Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

20. 2025-11-03
    price $305,000 643-char remark

    Show marketing remark (643 chars)

    Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

21. 2025-10-16
    listed $315,000 Active 643-char remark

    Show marketing remark (643 chars)

    Rare 2-Family in the Scotia-Glenville School District! Prime location within walking distance to the elementary school. This well-maintained property features two spacious 2BD/1BA units with hardwood floors throughout and separate utilities. The upstairs unit is vacant, offering an excellent opportunity for an owner-occupant or investor. Conveniently located near village shops, parks, and schools. Don't miss this opportunity—schedule your showing today! Showing only upstairs vacant unit, all offers can be written contingent on walkthrough of downstairs unit as they are mirror layouts, please refer to 3D tour initially if need be.

22. 2021-05-27
    soldstatus $162,000
23. 2021-05-11
    soldstatus $162,000 Closed (Final Sale) 244-char remark

    Show marketing remark (244 chars)

    This two family home with separate utilities, forced air heat and central air is just waiting for the person wanting to trim their living expenses. Convenient to everything Scotia has to offer. Live here and let your tenant pay your mortgage.

24. 2021-03-08
    status Pend (Under Cntr) 244-char remark

    Show marketing remark (244 chars)

    This two family home with separate utilities, forced air heat and central air is just waiting for the person wanting to trim their living expenses. Convenient to everything Scotia has to offer. Live here and let your tenant pay your mortgage.

25. 2021-03-03
    listed $162,000 New 244-char remark

    Show marketing remark (244 chars)

    This two family home with separate utilities, forced air heat and central air is just waiting for the person wanting to trim their living expenses. Convenient to everything Scotia has to offer. Live here and let your tenant pay your mortgage.

26. 2001-02-21
    soldstatus $82,000
27. 2000-10-27
    soldstatus $43,801
28. 2000-10-26
    soldstatus $43,801
29. 2000-08-08
    historical
30. 2000-07-28
    listed $46,000
31. 1995-11-06
    soldstatus $84,000

ⓘ 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: $5,486 · $457/mo
• Projected year-2 tax: $5,486 · $457/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 · 17 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: $39,132
• − Mortgage interest: −$15,068
• − Property taxes: −$5,486
• − Insurance: −$1,345
• − Repairs & maintenance: −$3,131
• − Management: −$3,131
• − Depreciation: −$7,825
• Taxable income: $3,146
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $6,400/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: Scotia-Glenville Central School District
• NCES district ID: 3626310
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 68% ▲ 11.00%
• Median HH income: $62,663
• Composite: 54.32/100
• National rank: #1367
• State rank: #193 of 590 in NY

Livability — Scotia

• Score: 78/100
• State rank: #173
• US rank: #2688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scotia, NY
• County: Schenectady County · 141,369 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 28,031
• Household income: $98,163
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 632.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 9% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Chinese 1% Other Indo-European 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: ▼ -274.86%
• Current HPI: 304.1765
• 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

+220.2% since first listed

17 events — show timeline

• 2026-04-20 Relisted — Global MLS
• 2026-03-15 Pending — Global MLS
• 2026-02-04 Price Changed $269,000 Global MLS
• 2026-01-08 Price Changed $287,000 Global MLS
• 2025-11-19 Price Changed $295,000 Global MLS
• 2025-11-03 Price Changed $305,000 Global MLS
• 2025-10-16 Listed $315,000 Global MLS
• 2021-05-27 Sold (Public Records) $162,000 Public Records
• 2021-05-11 Sold (MLS) $162,000 Global MLS
• 2021-03-08 Pending — Global MLS
• 2021-03-03 Listed $162,000 Global MLS
• 2001-02-21 Sold (Public Records) $82,000 Public Records
• 2000-10-27 Sold (Public Records) $43,801 Public Records
• 2000-10-26 Sold (MLS) $43,801 Global MLS
• 2000-08-08 Listing Removed — Global MLS
• 2000-07-28 Listed $46,000 Global MLS
• 1995-11-06 Sold (Public Records) $84,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,486 · +3.0% YoY. Source: county tax records.