1013 Chrisler Ave · Schenectady, NY 12303

$199,900

6 bd · 2.0 ba · 2,216 sqft · MultiFamily · 43 Days on market

Built 1910 Average condition 5,662 sqft lot $90/sqft · 53% below area

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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 +7.5/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Spacious two-family property offering over 2,200 square feet with two large 3-bedroom units. Property is in overall good condition and features a detached 3-car garage along with off-street driveway parking. Strong layout with generous room sizes and excellent income potential for owner-occupants or investors alike. Convenient Schenectady location close to shopping, restaurants, schools, and major routes. Roof will likely require replacement. This is a City of Schenectady property and purchaser must demonstrate reserves of at least $45,000. Property sold as-is.

Key facts

• 5,662 sq ft lot
• 3 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Detached garage; Driveway parking; Total of 3 garage spaces; Space for up to 8 vehicles total
• Utilities: Public water; Sewer: other
• Home design: Duplex; Living area approximately 2,216
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Lot approximately 0.13 acres

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom; One full bath on the first level and one full bath on the second level
• Heating & cooling: Heating present (other type)
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $200k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $565/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 161 active listings in the ZIP; solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• At $3,179/mo this rent would consume 45% of the median local household income ($84k/yr) (locally 1318% 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 $1k of loan paydown is wiped out by about $6k 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,903 (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. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.59% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.23%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $426,646
• List price: $199,900
• Delta: -53.15%
• 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
1235 Crane St	0.28mi	6/2.0	2,236 (+1%)	6mo	$238,500	$107	81
1228 Crane St	0.25mi	5/3.0 (-1)	2,154 (-3%)	5mo	$260,000	$121	70
1114 9th Ave	0.33mi	6/3.0	2,112 (-5%)	3mo	$247,500	$117	70
810 Francis Ave	0.20mi	7/2.0 (+1)	2,360 (+6%)	11mo	$165,000	$70	66
913-915 Bridge St	0.21mi	5/2.0 (-1)	2,056 (-7%)	10mo	$315,000	$153	65
1038 Bridge St	0.24mi	6/2.0	2,460 (+11%)	10mo	$175,000	$71	62
1220 Crane St	0.24mi	7/2.0 (+1)	2,460 (+11%)	10mo	$215,000	$87	57
903 Lincoln Ave	0.58mi	6/2.0	2,078 (-6%)	13mo	$216,300	$104	52
634 Hamilton St	0.66mi	5/2.0 (-1)	2,024 (-9%)	0mo	$210,000	$104	50
510 Mumford St	0.56mi	6/2.0	2,544 (+15%)	2mo	$15,000	$6	48
1491 Broadway	0.61mi	5/2.0 (-1)	2,072 (-6%)	12mo	$44,575	$22	46
1549 Chrisler Ave	0.66mi	6/2.0	2,400 (+8%)	13mo	$220,307	$92	45

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: 17.5%
• Equity multiple: 1.71×
• Total profit: $39,622
• Equity at exit: $29,806

10-year hold

• IRR: 26.0%
• Equity multiple: 3.28×
• Total profit: $127,366
• Equity at exit: $17,284

Cash invested: $55,972 (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 12303

• Active inventory: 161
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,179 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $1,130

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,180
Total (2 units)			$3,179

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $199,900 Active 43 DOM
2. 2026-06-17
   days on market $199,900 Active 42 DOM
3. 2026-06-16
   days on market $199,900 Active 41 DOM
4. 2026-06-15
   days on market $199,900 Active 40 DOM
5. 2026-06-14
   days on market $199,900 Active 38 DOM
6. 2026-06-13
   days on market $199,900 Active 37 DOM
7. 2026-06-10
   days on market $199,900 Active 35 DOM
8. 2026-06-09
   days on market $199,900 Active 34 DOM
9. 2026-06-08
   days on market $199,900 Active 33 DOM
10. 2026-06-07
    days on market $199,900 Active 32 DOM
11. 2026-06-03
    days on market $199,900 Active 28 DOM
12. 2026-06-02
    days on market $199,900 Active 27 DOM
13. 2026-06-01
    days on market $199,900 Active 26 DOM
14. 2026-05-31
    days on market $199,900 Active 25 DOM
15. 2026-05-31
    days on market $199,900 Active 24 DOM
16. 2026-05-06
    listed $199,900 Active 567-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $38,148
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,052
• − Management: −$3,052
• − Depreciation: −$5,815
• Taxable income: $11,034
• Est. tax owed @ 24.0%: −$2,648
• After-tax cash flow: $10,911/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.

Condition & rehab AI · 16 photos

Average 55/100 Moderate rehab

This two-family property is in moderate condition with ongoing renovations. It requires kitchen and bathroom updates and a new roof, but has potential for significant value increase.

Repairs flagged

• Major Kitchen cabinets — Cabinets are being replaced
• Major Bathroom fixtures — Fixtures are being replaced
• Major Roof — Listing mentions roof replacement needed

Value-add opportunities

• Both Kitchen renovation — Modern kitchen will attract both buyers and renters
• Both Bathroom renovation — Up-to-date bathrooms will attract both buyers and renters
• Both Roof replacement — New roof will increase property value and reduce maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets are being replaced	Major	$15,000–50,000
Bathroom fixtures · Fixtures are being replaced	Major	$15,000–50,000
Roof · Listing mentions roof replacement needed	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Kitchen renovation — Modern kitchen will attract both buyers and renters ↑
• Both Bathroom renovation — Up-to-date bathrooms will attract both buyers and renters ↑
• Both Roof replacement — New roof will increase property value and reduce maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,360
• Household income: $84,375
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1318.0

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 (66%)
• Race & ethnicity: White 66% Two or more races 11% Black 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -151.01%
• Current HPI: 280.3886
• 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

1 event — show timeline

• 2026-05-06 Listed $199,900 Global MLS