418 Plymouth Ave · Schenectady, NY 12308

$225,000

4 bd · 1.5 ba · 1,564 sqft · SingleFamily · 6 Days on market

Built 1900 Good condition 6,534 sqft lot $144/sqft · 15% below area Est $265k · 15% 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 +17.6/30.0
• ARV discount +14.2/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Multiple offers have been received. The owners are asking for best and final by Tuesday, May 5th, at 3:00 pm * * * . Welcome home to this move-in ready colonial that perfectly blends turn-of-the-century character with modern convenience. Step inside to discover timeless craftsmanship featuring gorgeous hardwood floors that flow seamlessly throughout most of the first and second floors. The spacious layout includes a classic eat-in kitchen perfect for morning coffee, a bright and expansive living room that is filled with natural light as well as a formal dining room with elegant built-in cabinetry that adds both storage and historic soul to this home. Upstairs offers 4 well appoint

Key facts

• Built-in cabinetry
• Formal dining room
• Living room

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• LIVING ROOM
• FORMAL DINING ROOM
• BUILT-IN CABINETRY
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: Two off-street parking spaces via driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Vinyl siding construction
• Construction: Block foundation; Asphalt roof
• Exterior features: Composite deck; Paved driveway; Exterior lighting; Wood fencing; Rolling slope lot with cleared areas

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Microwave; Oven; Refrigerator
• Bedrooms: Four bedrooms on the second level
• Flooring: Tile; Vinyl; Wood
• Bathrooms: One full bathroom on the second level; One half bathroom on the first level
• Heating & cooling: Hot water heating
• Interior features: Paddle fans; Built-in features; Chair rail; Wood and aluminum framed windows with blinds
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (2.6% below list).
• Recommended offer: $219k (2.6% below list) — sets the bar for 1% rule.

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: Howe Elementary School (math 44% / reading 54%, grade D, #1,085 of 2,108 statewide, top 56%, 363 students, 69% FRL); Mont Pleasant Middle School (math 2% / reading 27%, grade F, #704 of 729 statewide, top 98%, 671 students, 81% FRL); 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 49% at this address vs 36% district-wide (+13 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: 79 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $7k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,087 (2.6% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.97% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $264,535
• List price: $225,000
• Delta: -14.95%
• 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
32 Eagle St	0.42mi	4/1.5	1,683 (+8%)	3mo	$265,000	$157	65
1522 Union St	0.50mi	4/1.5	1,701 (+9%)	2mo	$325,000	$191	60
91 Snowden Ave	0.69mi	4/1.0	1,488 (-5%)	2mo	$170,000	$114	56
828 Decamp Ave	0.53mi	3/1.5 (-1)	1,724 (+10%)	2mo	$371,100	$215	51
122 Haigh Ave	0.60mi	4/1.5	1,748 (+12%)	2mo	$247,000	$141	51
1023 Lexington Ave	0.68mi	3/1.5 (-1)	1,442 (-8%)	1mo	$250,000	$173	49
2 Bigelow Ave	0.69mi	3/1.5 (-1)	1,450 (-7%)	2mo	$298,000	$206	49
1028 Maryland Ave	0.46mi	3/1.5 (-1)	1,790 (+14%)	1mo	$260,000	$145	49
846 Wright Ave	0.60mi	3/2.0 (-1)	1,754 (+12%)	0mo	$427,000	$243	45
1064 Lexington Ave	0.74mi	5/2.0 (+1)	1,707 (+9%)	1mo	$300,000	$176	42
1152 Van Curler Ave	0.64mi	3/1.5 (-1)	1,364 (-13%)	2mo	$265,000	$194	42
82 Haigh Ave	0.63mi	3/1.5 (-1)	1,364 (-13%)	4mo	$209,000	$153	42

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-25,226
• Equity at exit: $33,548

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-7,409
• Equity at exit: $19,454

Cash invested: $63,000 (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 12308

• Home prices YoY: -14.6%
• Active inventory: 79
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $176

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 87%

Sensitivity live

Price	-10% $331	-5% $254	+0% $176	+5% $98	+10% $20
Rent	-10% $3	-5% $89	+0% $176	+5% $262	+10% $349
Rate	-1.0pp $289	-0.5pp $233	base $176	+0.5pp $118	+1.0pp $58

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1347 Union St Schenectady, NY	4.0	1.5	2188	$3,750	$1.71	45d	1	0.39mi
1037 University Pl Unit 2 Schenectady, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.68mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	25d	1	0.88mi
901 Nott St Unit 1R Schenectady, NY	3.0	1.0	1500	$1,250	$0.83	25d	1	1.07mi
1747 Oneida St Schenectady, NY	4.0	2.0	1620	$2,700	$1.67	15d	1	1.16mi
509 Nott St Unit 507 Schenectady, NY	4.0	1.0	1400	$1,695	$1.21	45d	1	1.19mi
1687 Avenue A Schenectady, NY	4.0	1.0	1672	$2,300	$1.38	45d	1	1.29mi
1673 Van Vranken Ave Schenectady, NY	3.0	1.0	1335	$1,750	$1.31	45d	1	1.30mi
1755 Avenue B Unit B Schenectady, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	1.35mi

Listing history 2 events

1. 2026-05-06
   status Pending 1352-char remark
2. 2026-04-30
   listed $225,000 Active 1352-char remark

ⓘ 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 3/10 Moderate 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: $26,290
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$6,545
• Taxable loss: −$1,565
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $2,486/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready colonial blends turn-of-the-century charm with modern convenience, featuring hardwood floors, a classic eat-in kitchen, and a bright living room. The home is in good condition with minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Updating light fixtures — Modern light fixtures improve aesthetics and energy efficiency
• Both Reorganizing interior layout — Improved flow and functionality can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Updating light fixtures — Modern light fixtures improve aesthetics and energy efficiency ↑
• Both Reorganizing interior layout — Improved flow and functionality can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-05-06 Pending — Global MLS
• 2026-04-30 Listed $225,000 Global MLS