930 Emmett St · Schenectady, NY 12307

$41,000

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 1 Days on market

Built 1940 3,920 sqft lot

---

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
• Appreciation +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

Listing remarks MLS

TOTALLY REMODELED IN 04 - NEW FURNACE - CERAMIC TILE. Excellent Condition

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1940

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Cap rate 32.5% 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: 33 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($283 loan paydown + $4k appreciation (10.0% local appreciation)).
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,000

Questions for the listing agent

1. Built in 1940 — 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: 3.64% ✓
• Cap rate: 32.46%
• Cash-on-cash: 93.46%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $185,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Eagle St	0.32mi	3/1.5	1,144 (-1%)	4mo	$195,700	$171	78
1015 Strong St St	0.14mi	3/2.0	1,100 (-5%)	6mo	$170,000	$155	76
1114 Forest Rd	0.54mi	3/1.0	1,152 (-0%)	0mo	$218,000	$189	74
205 Division St	0.56mi	3/1.0	1,144 (-1%)	7mo	$235,000	$205	66
269 Altamont Ave	0.41mi	3/1.0	1,260 (+9%)	5mo	$110,000	$87	62
215 Elm St	0.62mi	3/1.5	1,220 (+5%)	1mo	$195,000	$160	60
145 Marx St	0.46mi	3/1.0	1,252 (+8%)	7mo	$180,000	$144	59
118 Degraff St	0.72mi	3/1.0	1,200 (+4%)	2mo	$195,000	$163	59
1730 Watt St	0.55mi	3/1.0	1,064 (-8%)	6mo	$65,000	$61	56
209 Furman St	0.52mi	2/1.0 (-1)	1,260 (+9%)	3mo	$186,000	$148	53
1327 Dewitt St	0.66mi	3/1.0	1,276 (+10%)	6mo	$201,000	$158	47
1705 Van Cortland St	0.74mi	3/1.5	1,240 (+7%)	6mo	$200,000	$161	46

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: —
• Equity multiple: 7.91×
• Total profit: $79,300
• Equity at exit: $36,936

10-year hold

• IRR: 97.7%
• Equity multiple: 17.44×
• Total profit: $188,787
• Equity at exit: $79,654

Cash invested: $11,480 (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 12307

• Home prices YoY: 3.3%
• Active inventory: 33
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$215
• Tax est. 1.5%: −$51 /mo · $615/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $894

Break-even live

Break-even rent $359

Max offer price $41,000

Occupancy floor 35%

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: $10,250
• Closing costs: $1,230
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 State St Schenectady, NY	1.0–2.0	1.0	855	$1,390	$1.63	14d	6	0.28mi
23 Hawk St Schenectady, NY	2.0	1.0	920	$1,500	$1.63	19d	1	0.28mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	23d	1	0.44mi
120 De Graff St Schenectady, NY	4.0	1.0	1022	$1,600	$1.57	44d	1	0.71mi
126 Prospect St Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	23d	1	0.74mi
762 Eastern Ave Schenectady, NY	2.0	1.0	1119	$1,400	$1.25	23d	1	0.83mi
830 Plymouth Ave Schenectady, NY	2.0	1.0	1200	$1,700	$1.42	19d	1	0.86mi
1037 University Pl Unit 2 Schenectady, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.93mi
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	14d	1	0.94mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	44d	1	0.94mi
1121 10th Ave Schenectady, NY	2.0	1.0	800	$1,250	$1.56	23d	1	0.95mi
409 State St Schenectady, NY	2.0	1.0	1000	$1,200	$1.20	19d	1	1.03mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$1,515	$1.47	14d	9	1.28mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,768	$1.92	14d	1	1.35mi
23 Monroe St Unit 23 2R Schenectady, NY	2.0	1.0	800	$1,325	$1.66	14d	1	1.37mi
509 Nott St Unit 507 Schenectady, NY	4.0	1.0	1400	$1,695	$1.21	44d	1	1.37mi
901 Nott St Unit 1R Schenectady, NY	3.0	1.0	1500	$1,250	$0.83	23d	1	1.39mi

Listing history 12 events

1. 2023-03-29
   status Pending
2. 2022-04-20
   status Pending
3. 2022-04-17
   listed $41,000 Active
4. 2010-07-29
   historical
5. 2010-04-05
   listed $45,000
6. 2006-06-28
   soldstatus $45,000 73-char remark

   Show marketing remark (73 chars)

   TOTALLY REMODELED IN 04 - NEW FURNACE - CERAMIC TILE. Excellent Condition

7. 2006-04-10
   historical 73-char remark

   Show marketing remark (73 chars)

   TOTALLY REMODELED IN 04 - NEW FURNACE - CERAMIC TILE. Excellent Condition

8. 2005-07-08
   listed $50,000 73-char remark

   Show marketing remark (73 chars)

   TOTALLY REMODELED IN 04 - NEW FURNACE - CERAMIC TILE. Excellent Condition

9. 2005-06-03
   soldstatus $15,000
10. 2004-01-08
    soldstatus $13,060
11. 2003-11-26
    historical
12. 2003-03-20
    listed $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,886
• − Mortgage interest: −$2,297
• − Property taxes: −$615
• − Insurance: −$205
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$1,193
• Taxable income: $10,715
• Est. tax owed @ 24.0%: −$2,572
• After-tax cash flow: $8,158/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
• City population: 141,369
• Population (ZIP): 7,977

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: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Black 28% Hispanic / Latino 25% White 19% Two or more races 16% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Dominican 3%
• Common ancestry: Lithuanian 3% Ukrainian 3% Romanian 1%
• Foreign-born: 32% · Canada, Jamaica, South Korea
• Languages at home: 79% English-only · Spanish 12% Arabic 2% 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: ▲ 12.60%
• Current HPI: 398.0252
• Rent YoY: —
• Metro: —
• 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

+241.7% since first listed

12 events — show timeline

• 2023-03-29 Pending — Global MLS
• 2022-04-20 Pending — Global MLS
• 2022-04-17 Listed $41,000 Global MLS
• 2010-07-29 Listing Removed — Global MLS
• 2010-04-05 Listed $45,000 Global MLS
• 2006-06-28 Sold (MLS) $45,000 Global MLS
• 2006-04-10 Listing Removed — Global MLS
• 2005-07-08 Listed $50,000 Global MLS
• 2005-06-03 Sold (Public Records) $15,000 Public Records
• 2004-01-08 Sold (MLS) $13,060 Global MLS
• 2003-11-26 Listing Removed — Global MLS
• 2003-03-20 Listed $12,000 Global MLS

Property tax history

+0.2%/yr

Latest (2025): $2,960 · +3.4% YoY. Source: county tax records.