1374 Helderberg Ave · Rotterdam, NY 12306

$329,800

6 bd · 3.5 ba · 2,826 sqft · MultiFamily public records · 2 Days on market

Built 1938 8,712 sqft lot Est $257k · 28% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Great for investment or owner occupied! Fully rented 3 unit in Mohonasen schools with separate utilities. Three 100 amp electric services and three sets of washer/dryer hookups. Attic is partially finished. Large fenced corner lot with a 3 car garage has a loft for extra storage. Being sold to settle the estate.

Key facts

• Separate utilities
• 3-car garage
• Large fenced yard

Tags

• RECENTLY RENOVATED
• LARGE FENCED YARD
• OFF-STREET PARKING
• 3-CAR GARAGE
• SEPARATE UTILITIES
• SLATE ROOF

Property features AI

Finance

• Other: Three total residential units

Exterior

• Parking: Detached garage; Three garage spaces (six parking spaces total)
• Utilities: Public water; Public sewer
• Home design: Triplex; Living area approximately 2,826
• Construction: Vinyl siding
• Exterior features: Slate roof; Wood fencing in the backyard

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms; Unit 3: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms; One half bathroom; Full baths located on 1st and 2nd floors; half bath on 3rd floor
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Carpet and laminate flooring; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $564/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $330k).
• Cap rate 14.5% vs local median 3.0% in Rotterdam — 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 (#161 in NY, #2,455 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment B+; Watch: schools D+, crime F.
• Rotterdam-Mohonasen Central School District (suburban): math 48% / reading 56% proficiency, ranked #333 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 181 active listings in the ZIP; solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• At $5,937/mo this rent would consume 86% 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 $10k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $250k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $329,800

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1938 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
8. 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.
9. 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: 1.80% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.33%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $257,166
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Congress St	0.70mi	7/3.0 (+1)	2,690 (-5%)	5mo	$85,000	$32	48
2122 Broadway	0.65mi	6/2.0	2,738 (-3%)	13mo	$250,000	$91	48
1017 Hegeman St	0.41mi	5/2.0 (-1)	2,568 (-9%)	13mo	$322,000	$125	44
2030 Euclid Ave	0.60mi	6/2.0	2,496 (-12%)	4mo	$300,000	$120	43
1918 Euclid Ave	0.61mi	5/2.0 (-1)	2,412 (-15%)	13mo	$213,000	$88	25

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: 23.8%
• Equity multiple: 1.98×
• Total profit: $90,482
• Equity at exit: $49,174

10-year hold

• IRR: 31.7%
• Equity multiple: 3.87×
• Total profit: $264,627
• Equity at exit: $28,515

Cash invested: $92,344 (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: 18.5×

Monthly cashflow live

• Estimated rent: $5,937 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$566 /mo · $6,798/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,247
• Net cashflow: $2,257

Break-even live

Break-even rent $3,080

Max offer price $329,800

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$5,936
Total (4 units)			$5,937

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: $82,450
• Closing costs: $9,894
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-14
   statusdays on market $329,800 Pending 2 DOM
2. 2026-06-09
   remarks 699-char remark
3. 2026-06-09
   listed $329,800 Active 1 DOM

ⓘ 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: $6,798 · $566/mo
• Projected year-2 tax: $6,798 · $566/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: $71,244
• − Mortgage interest: −$18,474
• − Property taxes: −$6,798
• − Insurance: −$1,649
• − Repairs & maintenance: −$5,700
• − Management: −$5,700
• − Depreciation: −$9,594
• Taxable income: $23,330
• Est. tax owed @ 24.0%: −$5,599
• After-tax cash flow: $21,483/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: Rotterdam-Mohonasen Central School District
• NCES district ID: 3600004
• Math proficiency: 48% ▼ -4.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $59,640
• Composite: 45.34/100
• National rank: #2638
• State rank: #333 of 590 in NY

Livability — Rotterdam

• Score: 78/100
• State rank: #161
• US rank: #2455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rotterdam, NY
• County: Schenectady County · 141,369 people
• 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

+32.0% since first listed

7 events — show timeline

• 2026-06-09 Listed $329,800 Global MLS
• 2023-06-14 Sold (MLS) $250,000 Global MLS
• 2023-05-11 Pending — Global MLS
• 2023-05-09 Listed $249,900 Global MLS
• 2017-11-27 Listing Removed — Global MLS
• 2017-09-30 Price Changed $239,900 Global MLS
• 2017-05-27 Listed $249,900 Global MLS

Property tax history

-2.6%/yr

Latest (2025): $6,798 · +1.9% YoY. Source: county tax records.