145 Nys Route 67 · Mechanicville, NY 12118

$85,000

2 bd · 1.0 ba · 1,597 sqft · SingleFamily public records · 97 Days on market

Built 1910 0.34 ac lot $53/sqft · 84% below area ↓ 29% since listing

---

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

Unique investment opportunity in the Mechanicville School District. This multi-structure property features a front home offering 3 bedrooms and 1 bath that is in need of major rehabilitation and repair. The rear structure was formerly a garage and has been converted to living space upstairs with a 1 bedroom, 1 bath layout. The lower level is plumbed for a second bathroom and could be finished for additional living space. Property is serviced by city water and septic. Buyers to verify zoning with the local municipality regarding potential conversion to a multi-unit property. With improvements, this property could make a great addition to a long-term rental portfolio. CASH BUYERS ONLY, ASSIGNMENT OF CONTRACT.

Key facts

• Septic
• City water
• 0.34 acre lot

Tags

• MECHANICVILLE SCHOOL DISTRICT
• MULTI-STRUCTURE PROPERTY
• CONVERTED TO LIVING SPACE
• PLUMBED FOR SECOND BATHROOM
• CITY WATER
• SEPTIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

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 $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.1% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 32% 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 $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $66/mo; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.93% ✓
• Cap rate: 24.08%
• Cash-on-cash: 63.51%
• DSCR: 3.83
• GRM: 2.8

CMA / ARV

• ARV (median comp): $526,866
• List price: $85,000
• Delta: -83.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Seashore Way	0.67mi	3/2.0 (+1)	1,652 (+3%)	4mo	$495,386	$300	50
74 Seashore Way	0.74mi	3/2.0 (+1)	1,534 (-4%)	1mo	$431,619	$281	49
72 Seashore Way	0.73mi	3/2.0 (+1)	1,534 (-4%)	4mo	$441,705	$288	47
18 Island Dr	0.71mi	3/2.0 (+1)	1,534 (-4%)	7mo	$429,520	$280	45
22 Island Dr	0.71mi	3/2.0 (+1)	1,534 (-4%)	8mo	$432,565	$282	45
24 Island Dr	0.72mi	3/2.5 (+1)	1,674 (+5%)	9mo	$452,814	$270	40
30 Olympia Ct	0.67mi	3/2.0 (+1)	1,642 (+3%)	22mo	$587,406	$358	37
73 Seashore Way	0.71mi	3/2.5 (+1)	1,814 (+14%)	9mo	$476,498	$263	26

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: 72.4%
• Equity multiple: 6.14×
• Total profit: $122,442
• Equity at exit: $76,575

10-year hold

• IRR: 66.2%
• Equity multiple: 13.65×
• Total profit: $301,118
• Equity at exit: $165,136

Cash invested: $23,800 (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: 2.8×

Monthly cashflow live

• Estimated rent: $2,494 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$230 /mo · $2,757/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,193

Break-even live

Break-even rent $984

Max offer price $85,000

Occupancy floor 47%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Seashore Way Mechanicville, NY	3.0	2.0	1534	$3,500	$2.28	14d	1	0.74mi
2 Battery Blvd Mechanicville, NY	3.0	2.5	1804	$3,450	$1.91	14d	1	1.14mi

Listing history 17 events

1. 2026-06-10
   days on market $85,000 Active 97 DOM
2. 2026-06-09
   days on market $85,000 Active 96 DOM
3. 2026-06-08
   days on market $85,000 Active 95 DOM
4. 2026-06-07
   days on market $85,000 Active 94 DOM
5. 2026-06-05
   days on market $85,000 Active 91 DOM
6. 2026-06-03
   days on market $85,000 Active 90 DOM
7. 2026-06-02
   days on market $85,000 Active 89 DOM
8. 2026-06-01
   days on market $85,000 Active 88 DOM
9. 2026-05-31
   days on market $85,000 Active 87 DOM
10. 2026-05-31
    days on market $85,000 Active 86 DOM
11. 2026-04-14
    price $85,000 724-char remark

    Show marketing remark (724 chars)

    Unique investment opportunity in the Mechanicville School District. This multi-structure property features a front home offering 3 bedrooms and 1 bath that is in need of major rehabilitation and repair. The rear structure was formerly a garage and has been converted to living space upstairs with a 1 bedroom, 1 bath layout. The lower level is plumbed for a second bathroom and could be finished for additional living space. Property is serviced by city water and septic. Buyers to verify zoning with the local municipality regarding potential conversion to a multi-unit property. With improvements, this property could make a great addition to a long-term rental portfolio. CASH BUYERS ONLY, ASSIGNMENT OF CONTRACT.

12. 2026-04-08
    price $87,500 724-char remark

    Show marketing remark (724 chars)

    Unique investment opportunity in the Mechanicville School District. This multi-structure property features a front home offering 3 bedrooms and 1 bath that is in need of major rehabilitation and repair. The rear structure was formerly a garage and has been converted to living space upstairs with a 1 bedroom, 1 bath layout. The lower level is plumbed for a second bathroom and could be finished for additional living space. Property is serviced by city water and septic. Buyers to verify zoning with the local municipality regarding potential conversion to a multi-unit property. With improvements, this property could make a great addition to a long-term rental portfolio. CASH BUYERS ONLY, ASSIGNMENT OF CONTRACT.

13. 2026-03-05
    listed $90,000 Active 724-char remark

    Show marketing remark (724 chars)

    Unique investment opportunity in the Mechanicville School District. This multi-structure property features a front home offering 3 bedrooms and 1 bath that is in need of major rehabilitation and repair. The rear structure was formerly a garage and has been converted to living space upstairs with a 1 bedroom, 1 bath layout. The lower level is plumbed for a second bathroom and could be finished for additional living space. Property is serviced by city water and septic. Buyers to verify zoning with the local municipality regarding potential conversion to a multi-unit property. With improvements, this property could make a great addition to a long-term rental portfolio. CASH BUYERS ONLY, ASSIGNMENT OF CONTRACT.

14. 2025-02-20
    historical
15. 2024-10-17
    price $110,000
16. 2024-09-17
    price $114,900
17. 2024-08-29
    listed $119,900 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: $2,757 · $230/mo
• Projected year-2 tax: $2,757 · $230/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 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 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: $29,933
• − Mortgage interest: −$4,761
• − Property taxes: −$2,757
• − Insurance: −$1,222
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$2,473
• Taxable income: $13,930
• Est. tax owed @ 24.0%: −$3,343
• After-tax cash flow: $10,975/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

• 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

-29.1% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $85,000 Global MLS
• 2026-04-08 Price Changed $87,500 Global MLS
• 2026-03-05 Listed $90,000 Global MLS
• 2025-02-20 Listing Removed — Global MLS
• 2024-10-17 Price Changed $110,000 Global MLS
• 2024-09-17 Price Changed $114,900 Global MLS
• 2024-08-29 Listed $119,900 Global MLS

Property tax history

+2.1%/yr

Latest (2025): $2,757 · +2.0% YoY. Source: county tax records.