180 S Main St · Mechanicville, NY 12118

$99,999

5 bd · 1.5 ba · 2,199 sqft · SingleFamily public records · 81 Days on market

Built 1870 0.96 ac lot $45/sqft · 72% below area ↓ 33% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

So much potential in this huge colonial in Mechanicville. Huge 1 acre lot backing to the Hudson River, no flood insurance required. Large flat yard with extra parking and room for a garage. Bring your vision and bring this home back to life.

Key facts

• 1 acre lot
• Hudson river
• 0.96 acre lot

Tags

• 1 ACRE LOT
• HUDSON RIVER

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 1.9% in Mechanicville — 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 67/100 on livability (#568 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime D+, employment D.
• Mechanicville City School District (rural): math 57% / reading 57% proficiency, ranked #270 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 30% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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 D 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 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: 2.35% ✓
• Cap rate: 20.35%
• Cash-on-cash: 50.20%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

• ARV (median comp): $357,586
• List price: $99,999
• Delta: -72.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 S Main St	0.05mi	4/2.0 (-1)	2,072 (-6%)	8mo	$383,000	$185	75
208-210 S Second Ave	0.33mi	4/2.0 (-1)	2,180 (-1%)	12mo	$285,000	$131	66
92 N Pearl St	0.64mi	6/2.0 (+1)	2,214 (+1%)	10mo	$215,000	$97	53
204 N 2nd Ave	0.60mi	4/1.5 (-1)	2,248 (+2%)	12mo	$360,000	$160	53
4 Pawling Ave	0.54mi	4/3.0 (-1)	2,000 (-9%)	8mo	$500,000	$250	42

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: 63.8%
• Equity multiple: 5.61×
• Total profit: $129,092
• Equity at exit: $90,087

10-year hold

• IRR: 57.3%
• Equity multiple: 12.48×
• Total profit: $321,553
• Equity at exit: $194,276

Cash invested: $28,000 (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 12118

• Home prices YoY: 8.3%
• Active inventory: 144
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,349 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $1,171

Break-even live

Break-even rent $866

Max offer price $99,999

Occupancy floor 45%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-09
   status $99,999 Pending 81 DOM
2. 2026-06-08
   days on market $99,999 Active 81 DOM
3. 2026-06-07
   days on market $99,999 Active 80 DOM
4. 2026-06-05
   days on market $99,999 Active 77 DOM
5. 2026-06-03
   days on market $99,999 Active 76 DOM
6. 2026-06-02
   days on market $99,999 Active 75 DOM
7. 2026-06-01
   days on market $99,999 Active 74 DOM
8. 2026-05-31
   days on market $99,999 Active 73 DOM
9. 2026-05-31
   days on market $99,999 Active 72 DOM
10. 2026-05-15
    price $99,999 244-char remark

    Show marketing remark (244 chars)

    So much potential in this huge colonial in Mechanicville. Huge 1 acre lot backing to the Hudson River, no flood insurance required. Large flat yard with extra parking and room for a garage. Bring your vision and bring this home back to life.

11. 2026-04-21
    price $110,000 244-char remark

    Show marketing remark (244 chars)

    So much potential in this huge colonial in Mechanicville. Huge 1 acre lot backing to the Hudson River, no flood insurance required. Large flat yard with extra parking and room for a garage. Bring your vision and bring this home back to life.

12. 2026-03-17
    listed $129,900 Active 244-char remark

    Show marketing remark (244 chars)

    So much potential in this huge colonial in Mechanicville. Huge 1 acre lot backing to the Hudson River, no flood insurance required. Large flat yard with extra parking and room for a garage. Bring your vision and bring this home back to life.

13. 2026-02-17
    historical Contingent
14. 2026-01-16
    status Pending
15. 2026-01-15
    historical
16. 2025-12-30
    status Active
17. 2025-09-18
    status Pending
18. 2025-08-13
    listed $129,900 Active
19. 2025-08-13
    historical
20. 2025-06-27
    listed $199,900 Active
21. 2025-04-15
    soldstatus $107,000
22. 2009-11-02
    soldstatus $133,000
23. 2009-10-27
    soldstatus $133,000
24. 2009-10-01
    historical
25. 2009-06-09
    listed $199,900
26. 2008-06-19
    soldstatus $149,900
27. 2004-12-22
    soldstatus $149,000

ⓘ 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: $1,417 · $118/mo
• Projected year-2 tax: $1,553 · $129/mo
• Expected delta: +$137/yr (+$11/mo · 9.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,183
• − Mortgage interest: −$5,601
• − Property taxes: −$1,417
• − Insurance: −$500
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$2,909
• Taxable income: $13,247
• Est. tax owed @ 24.0%: −$3,179
• After-tax cash flow: $10,876/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: Mechanicville City School District
• NCES district ID: 3618900
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $57,701
• Composite: 49.33/100
• National rank: #2021
• State rank: #270 of 590 in NY

Livability — Mechanicville

• Score: 67/100
• State rank: #568
• US rank: #10227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mechanicville, NY
• County: Saratoga County · 166,192 people
• City population: 17,069
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.43%
• Current HPI: 343.9893
• 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

-32.9% since first listed

18 events — show timeline

• 2026-05-15 Price Changed $99,999 Global MLS
• 2026-04-21 Price Changed $110,000 Global MLS
• 2026-03-17 Listed $129,900 Global MLS
• 2026-02-17 Contingent — Global MLS
• 2026-01-16 Pending — Global MLS
• 2026-01-15 Listing Removed — Global MLS
• 2025-12-30 Relisted — Global MLS
• 2025-09-18 Pending — Global MLS
• 2025-08-13 Listing Removed — Global MLS
• 2025-08-13 Listed $129,900 Global MLS
• 2025-06-27 Listed $199,900 Global MLS
• 2025-04-15 Sold (Public Records) $107,000 Public Records
• 2009-11-02 Sold (MLS) $133,000 Global MLS
• 2009-10-27 Sold (Public Records) $133,000 Public Records
• 2009-10-01 Listing Removed — Global MLS
• 2009-06-09 Listed $199,900 Global MLS
• 2008-06-19 Sold (Public Records) $149,900 Public Records
• 2004-12-22 Sold (Public Records) $149,000 Public Records

Property tax history

-9.8%/yr

Latest (2025): $1,417 · +8.7% YoY. Source: county tax records.