417 Cora St · Schenectady, NY 12306

$185,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 8 Days on market

Built 1920 9,147 sqft lot Est $217k · 15% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.2/15.0
• Cash flow +14.0/30.0
• 1% rule +5.0/10.0
• DSCR +4.3/10.0
• 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

This Bellevue property is certainly worth a look. Features include roof 2012, furnace 2013, blown insulation, newer 150 amp breaker panel, new storm door, new kitchen and bath windows, and very large double lot with greenhouse. Quiet street that is a short walk to Hillhurst and Fairview Parks. Very Good Condition

Key facts

• Double lot
• Easy access to 890
• Walk-up attic

Tags

• DOUBLE LOT
• UPDATED BATHROOM
• WALK-UP ATTIC
• EASY ACCESS TO 890

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $24 ($293/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).

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; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $64k; list at $185k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.00% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $217,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Cora St	0.00mi	3/1.0	1,248 (0%)	0mo	$185,000	$148	100
841 Harrison Ave	0.39mi	3/1.5	1,203 (-4%)	3mo	$184,500	$153	72
338 Eleanor St	0.25mi	3/1.5	1,366 (+10%)	1mo	$261,000	$191	70
710 Ontario St	0.36mi	2/1.0 (-1)	1,192 (-4%)	3mo	$175,000	$147	68
818 Cutler St	0.61mi	3/1.5	1,224 (-2%)	0mo	$165,000	$135	66
577 Ontario St	0.32mi	3/1.0	1,100 (-12%)	2mo	$255,000	$232	64
473 Bruno St	0.49mi	3/1.0	1,144 (-8%)	2mo	$246,500	$215	62
1201 Helderberg Ave Ave	0.64mi	3/2.0	1,271 (+2%)	2mo	$252,000	$198	61
837 Harrison Ave	0.38mi	3/2.0	1,377 (+10%)	0mo	$240,000	$174	61
3045 Edgewood Ave	0.74mi	2/1.0 (-1)	1,272 (+2%)	1mo	$221,500	$174	56
2839 Broadway	0.68mi	2/1.0 (-1)	1,152 (-8%)	1mo	$117,500	$102	50
1087 Laura St	0.74mi	2/2.0 (-1)	1,104 (-12%)	3mo	$275,000	$249	35

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-28,293
• Equity at exit: $27,584

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-22,109
• Equity at exit: $15,995

Cash invested: $51,800 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$970
• Tax from tax record: −$395 /mo · $4,746/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $24

Break-even live

Break-even rent $1,826

Max offer price $185,000

Occupancy floor 94%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	13d	1	0.14mi
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	19d	1	0.19mi
1826 Campbell Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	13d	1	0.21mi
418 Third St Schenectady, NY	3.0	1.0	1000	$2,200	$2.20	13d	1	0.24mi
611 Cramer Ave Schenectady, NY	3.0	1.0	1100	$2,295	$2.09	13d	1	0.59mi
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	14d	1	0.99mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	43d	1	1.00mi
105 Long Pond Dr Schenectady, NY	1.0–2.0	1.0–2.0	925	$1,900	$2.05	13d	1	1.20mi
1121 10th Ave Schenectady, NY	2.0	1.0	800	$1,250	$1.56	23d	1	1.21mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$1,515	$1.47	13d	9	1.38mi
1729 Ferguson St Schenectady, NY	2.0	1.0	850	$1,730	$2.04	14d	1	1.47mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,768	$1.92	13d	1	1.48mi

Listing history 11 events

1. 2026-02-27
   status Pending
2. 2026-02-19
   listed $185,000 Active
3. 2018-01-18
   soldstatus $64,500
4. 2018-01-17
   soldstatus $64,361 Closed (Final Sale) 314-char remark

   Show marketing remark (314 chars)

   This Bellevue property is certainly worth a look. Features include roof 2012, furnace 2013, blown insulation, newer 150 amp breaker panel, new storm door, new kitchen and bath windows, and very large double lot with greenhouse. Quiet street that is a short walk to Hillhurst and Fairview Parks. Very Good Condition

5. 2017-12-05
   status Pend (Under Cntr) 314-char remark

   Show marketing remark (314 chars)

   This Bellevue property is certainly worth a look. Features include roof 2012, furnace 2013, blown insulation, newer 150 amp breaker panel, new storm door, new kitchen and bath windows, and very large double lot with greenhouse. Quiet street that is a short walk to Hillhurst and Fairview Parks. Very Good Condition

6. 2017-10-10
   price $67,000 314-char remark

   Show marketing remark (314 chars)

   This Bellevue property is certainly worth a look. Features include roof 2012, furnace 2013, blown insulation, newer 150 amp breaker panel, new storm door, new kitchen and bath windows, and very large double lot with greenhouse. Quiet street that is a short walk to Hillhurst and Fairview Parks. Very Good Condition

7. 2017-08-10
   listed $69,500 New 314-char remark

   Show marketing remark (314 chars)

   This Bellevue property is certainly worth a look. Features include roof 2012, furnace 2013, blown insulation, newer 150 amp breaker panel, new storm door, new kitchen and bath windows, and very large double lot with greenhouse. Quiet street that is a short walk to Hillhurst and Fairview Parks. Very Good Condition

8. 2014-12-06
   historical
9. 2014-11-07
   listed $57,000
10. 2014-09-06
    historical
11. 2013-09-06
    listed $79,900

ⓘ 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: $4,746 · $395/mo
• Projected year-2 tax: $4,746 · $395/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 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: $22,286
• − Mortgage interest: −$10,363
• − Property taxes: −$4,746
• − Insurance: −$925
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,382
• Taxable loss: −$2,695
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $940/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

+131.5% since first listed

11 events — show timeline

• 2026-02-27 Pending — Global MLS
• 2026-02-19 Listed $185,000 Global MLS
• 2018-01-18 Sold (Public Records) $64,500 Public Records
• 2018-01-17 Sold (MLS) $64,361 Global MLS
• 2017-12-05 Pending — Global MLS
• 2017-10-10 Price Changed $67,000 Global MLS
• 2017-08-10 Listed $69,500 Global MLS
• 2014-12-06 Listing Removed — Global MLS
• 2014-11-07 Listed $57,000 Global MLS
• 2014-09-06 Listing Removed — Global MLS
• 2013-09-06 Listed $79,900 Global MLS

Property tax history

-1.3%/yr

Latest (2025): $4,746 · +2.4% YoY. Source: county tax records.