1928 Broad St · Schenectady, NY 12306

$259,900

4 bd · 2.0 ba · 1,920 sqft · MultiFamily public records · 6 Days on market

Built 1928 7,405 sqft lot $135/sqft · 35% below area Est $403k · 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Attention investors, owner-occupants, and those just beginning to build their real estate portfolio. Welcome to 1928 Broad Street, ideally located on the Schenectady/Rotterdam border in the Bellevue neighborhood. This well maintained two-unit property offers a total of 4 bedrooms and 2 full baths, along with a private driveway, 2-car garage, carport, and ample off-street parking an exceptional feature for tenants and owners alike. Enjoy a prime location just minutes from a variety of shopping, grocery stores, and restaurants, making everyday living convenient and enjoyable. With easy access to major roadways and a quick commute throughout the Capital Region, including Schenectady, Albany,

Key facts

• Near cdta bus line
• Private driveway
• 7,405 sq ft lot

Tags

• PRIVATE DRIVEWAY
• AMPLE OFF-STREET PARKING
• EASY ACCESS TO MAJOR ROADWAYS
• NEAR CDTA BUS LINE

Property features AI

Finance

• Financial info: Multi-family property with 2 units; Tenants pay cable, electricity, and gas

Exterior

• Parking: Detached garage; Carport; Paved off-street parking; Total of 6 parking spaces, including 2 garage spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; Block foundation; Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Block foundation; Asphalt roof
• Exterior features: Front porch; Rear porch; Back yard fencing; Cleared lot

Interior

• Kitchen: Each unit has a kitchen
• Bedrooms: Unit 1: two bedrooms (both on the 1st floor); Unit 2: two bedrooms (both on the 2nd floor)
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: Two full bathrooms total; Unit 1: one full bathroom (1st floor); Unit 2: one full bathroom (2nd floor)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full unfinished basement; Vinyl and hardwood flooring; Smoke and carbon monoxide detectors
• Laundry & utility: Tenant(s) responsible for electricity, gas, and cable

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Cap rate 8.7% 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: 181 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).
• At $3,175/mo this rent would consume 46% of the median local household income ($83k/yr) (locally 629% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,900

Questions for the listing agent

1. Built in 1928 — 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 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: 1.22% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (median comp): $402,873
• List price: $259,900
• Delta: -35.49%
• 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
2026 Wabash Ave	0.29mi	4/2.0	2,068 (+8%)	8mo	$273,000	$132	67
1108 Cutler St	0.41mi	4/2.0	1,848 (-4%)	10mo	$278,000	$150	66
935 Davis Ter	0.42mi	4/2.0	2,000 (+4%)	12mo	$36,000	$18	64
417 Shannon St	0.59mi	4/2.0	1,900 (-1%)	9mo	$244,000	$128	63
1087 Davis Ter	0.36mi	4/2.0	2,208 (+15%)	1mo	$150,000	$68	58
2336 Turner Ave	0.73mi	4/3.0	1,932 (+1%)	7mo	$190,000	$98	55
2332 Turner Ave	0.72mi	5/3.0 (+1)	1,932 (+1%)	1mo	$255,000	$132	55
1909 Euclid Ave	0.38mi	4/2.0	1,650 (-14%)	12mo	$231,500	$140	49
2119 Broadway	0.45mi	4/3.0	2,183 (+14%)	5mo	$167,500	$77	48
1267 Webster St	0.62mi	4/2.0	1,685 (-12%)	10mo	$153,000	$91	42
1226 2nd Ave	0.75mi	4/2.0	1,660 (-14%)	10mo	$115,000	$69	34
2330 Fairlee St	0.74mi	5/2.0 (+1)	1,656 (-14%)	6mo	$300,000	$181	33

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-8,230
• Equity at exit: $38,752

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $36,911
• Equity at exit: $22,471

Cash invested: $72,772 (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 12306

• Home prices YoY: -23.8%
• Active inventory: 181
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,175 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$507 /mo · $6,090/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $530

Break-even live

Break-even rent $2,505

Max offer price $259,900

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,174
Total (2 units)			$3,175

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	19d	1	0.35mi
909 Vischer Ave Schenectady, NY	3.0	1.5	1512	$1,995	$1.32	14d	1	0.54mi
1346 10th Ave Schenectady, NY	4.0	2.0	2350	$2,499	$1.06	14d	1	0.55mi
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	14d	1	0.61mi

Listing history 2 events

1. 2026-05-06
   status Pending 956-char remark
2. 2026-04-30
   listed $259,900 Active 956-char remark

ⓘ 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: $6,090 · $507/mo
• Projected year-2 tax: $6,090 · $507/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: $38,100
• − Mortgage interest: −$14,558
• − Property taxes: −$6,090
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,048
• − Management: −$3,048
• − Depreciation: −$7,561
• Taxable income: $2,495
• Est. tax owed @ 24.0%: −$599
• After-tax cash flow: $5,755/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): 27,865
• Household income: $83,202
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 629.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 7% Lithuanian 5% Iranian 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -91.35%
• Current HPI: 292.1229
• 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 $259,900 Global MLS

Property tax history

+1.0%/yr

Latest (2025): $6,090 · +4.3% YoY. Source: county tax records.