1125 Mc Clellan St · Schenectady, NY 12309

$175,000

3 bd · 1.0 ba · 1,687 sqft · SingleFamily public records · 5 Days on market

Built 1929 7,405 sqft lot $104/sqft · 30% below area Est $296k · 41% 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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• DSCR +7.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-- Superior Condition

Key facts

• Near ellis hospital
• Near union street
• Sun-filled interior

Tags

• WALKABLE LOCATION
• NEAR ELLIS HOSPITAL
• NEAR UNION STREET
• NEAR RIVERS CASINO
• SUN-FILLED INTERIOR
• SPACIOUS LIVING ROOM

Property features AI

Exterior

• Parking: Detached garage with 2 garage spaces; Total of 4 parking spaces; Paved driveway and off-street parking; Exterior storage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Living area approximately 1,986; Vinyl siding
• Construction: Asbestos shingle and asphalt roof
• Exterior features: Patio; Back yard with chain link fencing; Detached garage structure

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: Primary bedroom on second level; Two additional bedrooms on second level
• Flooring: Wood flooring; Tile flooring; Carpet
• Bathrooms: One full bathroom on second level; One half bathroom on first level
• Heating & cooling: Hot water heating; Window air conditioning units
• Interior features: 11 total rooms; Full basement; Wood, tile and carpet floors; Fireplace in the living room
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.4% 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: Rents soft (-1.6%/yr); 164 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $71k; list at $175k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1929 — 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. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.52%
• DSCR: 1.33
• GRM: 6.7

CMA / ARV

• ARV (median comp): $296,083
• List price: $175,000
• Delta: -40.89%
• 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
1594 The Plz	0.21mi	3/2.0	1,645 (-2%)	1mo	$300,000	$182	81
1522 Union St	0.20mi	4/1.5 (+1)	1,701 (+1%)	2mo	$325,000	$191	81
828 Decamp Ave	0.37mi	3/1.5	1,724 (+2%)	2mo	$371,100	$215	75
1149 Sumner Ave	0.08mi	3/1.5	1,868 (+11%)	2mo	$290,000	$155	75
1075 Keyes Ave	0.43mi	3/1.5	1,614 (-4%)	0mo	$290,000	$180	70
846 Wright Ave	0.41mi	3/2.0	1,754 (+4%)	0mo	$427,000	$243	70
1028 Maryland Ave	0.53mi	3/1.5	1,790 (+6%)	1mo	$260,000	$145	62
1501 Baker Ave	0.66mi	3/1.5	1,646 (-2%)	2mo	$370,000	$225	62
1023 Lexington Ave	0.29mi	3/1.5	1,442 (-14%)	1mo	$250,000	$173	59
1472 Baker Ave	0.63mi	3/1.5	1,472 (-13%)	1mo	$380,000	$258	47
1076 Regent St	0.61mi	4/2.0 (+1)	1,505 (-11%)	1mo	$330,000	$219	44
1423 Belmont Ave	0.71mi	3/1.5	1,470 (-13%)	0mo	$250,000	$170	43

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-14,998
• Equity at exit: $26,093

10-year hold

• IRR: -4.3%
• Equity multiple: 0.76×
• Total profit: $-11,819
• Equity at exit: $15,131

Cash invested: $49,000 (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 12309

• Rents YoY: -1.6%
• Active inventory: 164
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$918
• Tax from tax record: −$417 /mo · $5,000/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $307

Break-even live

Break-even rent $1,781

Max offer price $175,000

Occupancy floor 81%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1347 Union St Schenectady, NY	4.0	1.5	2188	$3,750	$1.71	44d	1	0.29mi
830 Plymouth Ave Schenectady, NY	2.0	1.0	1200	$1,700	$1.42	19d	1	0.34mi
1747 Oneida St Schenectady, NY	4.0	2.0	1620	$2,700	$1.67	14d	1	0.74mi
1037 University Pl Unit 2 Schenectady, NY	3.0	1.0	1200	$1,600	$1.33	44d	1	0.83mi
901 Nott St Unit 1R Schenectady, NY	3.0	1.0	1500	$1,250	$0.83	23d	1	0.96mi
762 Eastern Ave Schenectady, NY	2.0	1.0	1119	$1,400	$1.25	23d	1	1.00mi
1687 Avenue A Schenectady, NY	4.0	1.0	1672	$2,300	$1.38	44d	1	1.13mi
1755 Avenue B Unit B Schenectady, NY	3.0	1.0	1200	$1,700	$1.42	14d	1	1.13mi
2150 Rosa Rd Schenectady, NY	2.0	1.0–2.0	768	$1,690	$2.20	14d	1	1.15mi
1673 Van Vranken Ave Schenectady, NY	3.0	1.0	1335	$1,750	$1.31	44d	1	1.18mi
1633 Carrie St Schenectady, NY	2.0	1.0	1200	$1,500	$1.25	44d	1	1.21mi
509 Nott St Unit 507 Schenectady, NY	4.0	1.0	1400	$1,695	$1.21	44d	1	1.23mi
1165 Cresse Ave Schenectady, NY	3.0	1.0	1196	$2,800	$2.34	14d	1	1.24mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	23d	1	1.44mi
2011 Ridge Manor Ct Niskayuna, NY	3.0	2.5	1440	$2,300	$1.60	44d	1	1.48mi

Listing history 7 events

1. 2026-05-05
   status Pending 1650-char remark
2. 2026-05-04
   historical 1650-char remark
3. 2026-04-29
   listed $175,000 Active 1650-char remark
4. 1998-04-13
   soldstatus $71,250
5. 1998-04-03
   soldstatus $71,250 21-char remark

   Show marketing remark (21 chars)

   -- Superior Condition

6. 1998-01-22
   historical 21-char remark

   Show marketing remark (21 chars)

   -- Superior Condition

7. 1997-10-23
   listed $74,900 21-char remark

   Show marketing remark (21 chars)

   -- Superior Condition

ⓘ 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: $5,000 · $417/mo
• Projected year-2 tax: $5,000 · $417/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $26,044
• − Mortgage interest: −$9,803
• − Property taxes: −$5,000
• − Insurance: −$875
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$5,091
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $3,421/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): 33,246
• Household income: $125,274
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 300.0

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 (76%)
• Race & ethnicity: White 76% Asian 9% Two or more races 8% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 89% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 2%

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: ▼ -228.63%
• Current HPI: 294.773
• Rent YoY: ▼ -1.55%
• 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

+133.6% since first listed

7 events — show timeline

• 2026-05-05 Pending — Global MLS
• 2026-05-04 Listing Removed — Global MLS
• 2026-04-29 Listed $175,000 Global MLS
• 1998-04-13 Sold (Public Records) $71,250 Public Records
• 1998-04-03 Sold (MLS) $71,250 Global MLS
• 1998-01-22 Listing Removed — Global MLS
• 1997-10-23 Listed $74,900 Global MLS

Property tax history

+7.0%/yr

Latest (2025): $5,000 · +27.9% YoY. Source: county tax records.