1521 Van Vranken Ave · Schenectady, NY 12308

$379,000

24 bd · 16.0 ba · 4,110 sqft · MultiFamily public records · 43 Days on market

Built 1984 6,969 sqft lot $92/sqft · 35% below area Est $389k · at est.

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Why this score? — see what drove the B 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
• ARV discount +8.6/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Fully occupied 4-unit at 1521 Van Vranken Ave--cash-flowing from day one and priced to sell. This is a no-nonsense investment opportunity with tenants already in place, eliminating lease-up time and delivering immediate returns. Situated directly on a bus line and within walking distance to everyday tenant conveniences, this location supports strong demand and consistent occupancy. The property is well-maintained with a straightforward layout, making it easy to manage and ideal for investors looking for reliable performance without added complexity. Current rents provide solid in-place income with room to grow. Seller is motivated--bring offers.

Key facts

• 6,969 sq ft lot
• 4 parking spots
• Built 1984

Property features AI

Finance

• Financial info: 4-unit multifamily property; Tenants pay hot water, heat, cable TV, and electricity

Exterior

• Parking: 4 paved parking spaces
• Utilities: Public water; Public sewer
• Home design: Quadruplex; 2,740 living area (reported); Vinyl siding; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Porch; Level lot

Interior

• Kitchen: Each unit includes 1 kitchen
• Bedrooms: Unit 1: 1 bedroom (1st floor); Unit 2: 1 bedroom (2nd floor); Unit 3: 2 bedrooms (1st floor); Unit 4: 2 bedrooms (2nd floor)
• Flooring: Tile; Carpet; Linoleum
• Bathrooms: 4 full bathrooms total; Unit 1: 1 full bathroom (1st floor); Unit 2: 1 full bathroom (2nd floor); Unit 3: 2 full bathrooms (1st floor); Unit 4: 1 full bathroom (2nd floor)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Full unfinished basement; Tile, carpet, and linoleum flooring

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $379k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $949/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $379k).
• Recommended offer: $368k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: 78 active listings in the ZIP; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• At $8,069/mo this rent would consume 153% of the median local household income ($63k/yr) (locally 1016% 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 $3k of loan paydown is wiped out by about $11k 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 $106k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $130k; list at $379k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $367,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 2.13% ✓
• Cap rate: 18.31%
• Cash-on-cash: 42.91%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $388,890
• List price: $379,000
• Delta: -2.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 2.70×
• Total profit: $180,361
• Equity at exit: $56,510

10-year hold

• IRR: 46.1%
• Equity multiple: 5.42×
• Total profit: $468,650
• Equity at exit: $32,769

Cash invested: $106,120 (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 12308

• Home prices YoY: -14.6%
• Active inventory: 78
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $8,069 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$435 /mo · $5,214/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,694
• Net cashflow: $3,795

Break-even live

Break-even rent $3,266

Max offer price $379,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$8,068
Total (4 units)			$8,069

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $379,000 Active 43 DOM
2. 2026-06-17
   days on market $379,000 Active 42 DOM
3. 2026-06-16
   days on market $379,000 Active 41 DOM
4. 2026-06-15
   days on market $379,000 Active 40 DOM
5. 2026-06-14
   days on market $379,000 Active 38 DOM
6. 2026-06-13
   days on market $379,000 Active 37 DOM
7. 2026-06-10
   days on market $379,000 Active 35 DOM
8. 2026-06-09
   days on market $379,000 Active 34 DOM
9. 2026-06-08
   days on market $379,000 Active 33 DOM
10. 2026-06-07
    days on market $379,000 Active 32 DOM
11. 2026-06-03
    days on market $379,000 Active 28 DOM
12. 2026-06-02
    days on market $379,000 Active 27 DOM
13. 2026-06-01
    days on market $379,000 Active 26 DOM
14. 2026-05-31
    days on market $379,000 Active 25 DOM
15. 2026-05-31
    days on market $379,000 Active 24 DOM
16. 2026-05-06
    listed $379,000 Active 656-char remark
17. 2021-04-01
    historical
18. 2020-09-22
    listed $179,900 New
19. 2015-10-01
    historical
20. 2015-09-10
    listed $99,900 Active
21. 2004-06-21
    soldstatus $130,000
22. 2003-01-07
    soldstatus $60,000
23. 1994-11-04
    soldstatus $51,000

ⓘ 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: $5,214 · $435/mo
• Projected year-2 tax: $5,810 · $484/mo
• Expected delta: +$595/yr (+$50/mo · 11.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $96,828
• − Mortgage interest: −$21,230
• − Property taxes: −$5,214
• − Insurance: −$1,895
• − Repairs & maintenance: −$7,746
• − Management: −$7,746
• − Depreciation: −$11,025
• Taxable income: $41,971
• Est. tax owed @ 24.0%: −$10,073
• After-tax cash flow: $35,462/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): 15,511
• Household income: $63,434
• Rent vs Own: 55.0% rent · 45.0% own
• Severe rent burden: 1016.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 57% Black 17% Hispanic / Latino 13% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 8%
• Common ancestry: Lithuanian 4% Romanian 4% Slovak 3%
• Foreign-born: 10% · Canada
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Arabic 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: ▼ -59.17%
• Current HPI: 344.8675
• 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

+643.1% since first listed

8 events — show timeline

• 2026-05-06 Listed $379,000 Global MLS
• 2021-04-01 Listing Removed — Global MLS
• 2020-09-22 Listed $179,900 Global MLS
• 2015-10-01 Listing Removed — Global MLS
• 2015-09-10 Listed $99,900 Global MLS
• 2004-06-21 Sold (Public Records) $130,000 Public Records
• 2003-01-07 Sold (Public Records) $60,000 Public Records
• 1994-11-04 Sold (Public Records) $51,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $5,214 · +0.8% YoY. Source: county tax records.