166 Potter Rd · Galway, NY 12010

$269,000

2 bd · 2.0 ba · 1,370 sqft · SingleFamily public records · 42 Days on market

Built 1957 1.02 ac lot $196/sqft · 12% below area Est $305k · 12% under

---

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 +12.8/15.0
• Appreciation +10.0/10.0
• Schools +5.4/10.0
• Cash flow +4.2/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks

OPEN HOUSE Sunday, June 14th from 11Am-1PM!!! This charming ranch is tucked away in a peaceful corner of West Glenville and ready for you to call it home! Several updates have been recently done including new floors throughout the whole house, fresh paint, refreshed kitchen with new countertops and backsplash, new electric panel, as well as a fully remodeled primary bathroom. A flexible bonus room offers endless possibilities for a home office, nursery, walk-in closet leading you directly into the primary suite. Whether you're purchasing your first home or looking to simplify with downsizing, this inviting and thoughtfully updated home is ready to welcome you into it's new chapter!

Key facts

• New floors
• Fresh paint
• New electric panel

Tags

• NEW FLOORS
• FRESH PAINT
• REFRESHED KITCHEN
• NEW COUNTERTOPS
• NEW ELECTRIC PANEL
• FLEXIBLE BONUS ROOM

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway parking; Off-street parking; 6 total parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: 100 amp electric service with circuit breakers; Septic tank
• Home design: Single family residence; Updated/remodeled
• Construction: Vinyl siding
• Exterior features: Shingle/asphalt roof; Garage(s) on the property; Lot of approximately 1.02 acres

Interior

• Kitchen: Electric oven; Range hood; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor; All bedrooms located on the first floor
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms, both on the first floor; Primary bathroom on the first floor
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Solid surface counters; Shutters on windows; 7 total rooms
• Laundry & utility: Washer hookup; Electric dryer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-734 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (48.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (40.4% below list).
• Recommended offer: $139k (48.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 67/100 on livability (#580 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living B; Watch: crime F, amenities F, commute F.
• Scotia-Glenville Central School District (suburban): math 57% / reading 68% proficiency, ranked #193 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Scotia-Glenville Senior High School (math 92% / reading 95%, grade A+, #131 of 1,100 statewide, top 13%, 736 students, 34% FRL).
• Zoned-school proficiency averages 94% at this address vs 62% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the Scotia-Glenville Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 164 active listings in the ZIP; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,359 (48.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.60% ✗
• Cap rate: 3.02%
• Cash-on-cash: -11.69%
• DSCR: 0.48
• GRM: 14.0

CMA / ARV

• ARV (median comp): $305,205
• List price: $269,000
• Delta: -11.86%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1108 North Rd	0.13mi	3/1.5 (+1)	1,460 (+7%)	18mo	$339,000	$232	61

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: 16.1%
• Equity multiple: 2.33×
• Total profit: $99,875
• Equity at exit: $242,337

10-year hold

• IRR: 15.5%
• Equity multiple: 5.40×
• Total profit: $331,094
• Equity at exit: $522,608

Cash invested: $75,320 (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 12010

• Home prices YoY: 4.0%
• Active inventory: 164
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,604 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$478 /mo · $5,735/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-734

Break-even live

Break-even rent $2,532

Max offer price $139,359

Occupancy floor —

Sensitivity live

Price	-10% $-582	-5% $-658	+0% $-734	+5% $-810	+10% $-886
Rent	-10% $-861	-5% $-797	+0% $-734	+5% $-671	+10% $-607
Rate	-1.0pp $-598	-0.5pp $-665	base $-734	+0.5pp $-804	+1.0pp $-874

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $269,000 Active 42 DOM
2. 2026-06-17
   days on market $269,000 Active 41 DOM
3. 2026-06-16
   days on market $269,000 Active 40 DOM
4. 2026-06-15
   days on market $269,000 Active 39 DOM
5. 2026-06-14
   days on market $269,000 Active 37 DOM
6. 2026-06-13
   remarks 695-char remark
7. 2026-06-13
   pricedays on market $269,000 Active 36 DOM
8. 2026-06-10
   days on market $274,900 Active 34 DOM
9. 2026-06-09
   days on market $274,900 Active 33 DOM
10. 2026-06-08
    days on market $274,900 Active 32 DOM
11. 2026-06-07
    days on market $274,900 Active 31 DOM
12. 2026-06-05
    days on market $274,900 Active 28 DOM
13. 2026-06-03
    days on market $274,900 Active 27 DOM
14. 2026-06-02
    days on market $274,900 Active 26 DOM
15. 2026-06-01
    days on market $274,900 Active 25 DOM
16. 2026-05-31
    days on market $274,900 Active 24 DOM
17. 2026-05-31
    days on market $274,900 Active 23 DOM
18. 2026-05-07
    listed $274,900 Active 644-char remark
19. 2026-03-18
    status Pending
20. 2026-03-18
    historical
21. 2026-03-07
    listed $274,900 Active
22. 2024-05-25
    historical
23. 2024-04-05
    price $189,000
24. 2024-02-12
    price $205,000
25. 2024-01-02
    price $215,000
26. 2023-11-25
    listed $225,000 Active

ⓘ 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: $5,735 · $478/mo
• Projected year-2 tax: $5,735 · $478/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 3/10 Moderate 7 d/yr ≥93°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: $19,242
• − Mortgage interest: −$15,068
• − Property taxes: −$5,735
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$7,825
• Taxable loss: −$13,810
• Est. tax savings @ 24.0%: +$3,314
• After-tax cash flow: $-5,492/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: Scotia-Glenville Central School District
• NCES district ID: 3626310
• Math proficiency: 57% ▼ -7.00%
• Reading proficiency: 68% ▲ 11.00%
• Median HH income: $62,663
• Composite: 54.32/100
• National rank: #1367
• State rank: #193 of 590 in NY

Livability — Galway

• Score: 67/100
• State rank: #580
• US rank: #10479

Category grades

Amenities F Commute F Cost of living B Crime F Employment C Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 27,339

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 23% Two or more races 9% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 18%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 11% Russian/Polish/Slavic 1% Other Indo-European 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: ▲ 12.12%
• Current HPI: 312.4966
• 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

+19.6% since first listed

10 events — show timeline

• 2026-06-12 Price Changed $269,000 Global MLS
• 2026-05-07 Listed $274,900 Global MLS
• 2026-03-18 Pending — Global MLS
• 2026-03-18 Listing Removed — Global MLS
• 2026-03-07 Listed $274,900 Global MLS
• 2024-05-25 Listing Removed — Global MLS
• 2024-04-05 Price Changed $189,000 Global MLS
• 2024-02-12 Price Changed $205,000 Global MLS
• 2024-01-02 Price Changed $215,000 Global MLS
• 2023-11-25 Listed $225,000 Global MLS

Property tax history

-0.4%/yr

Latest (2025): $5,735 · +1.1% YoY. Source: county tax records.