12 Burgoyne St · Schuylerville, NY 12871

$474,900

30 bd · 25.0 ba · 5,364 sqft · MultiFamily public records · 21 Days on market

Built 1965 8,276 sqft lot

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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 +5.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

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 MLS

Excellent condition fully rented 5 unit apartment building in Saratoga County in the Village of Schuylerville. Building offers Four 1 bedroom apartments and One 2 bedroom apartment. Updated electrical services with individual metered electric as well as a house electric panel. One gas meter w/ heat paid by owner. Completely updated kitchens w/ new appliances, floors & plumbing, 2 units have new cabinets and 3 units have built-in microwaves. Baths are remodeled w/ new floors, shower surrounds, vanities, & mirrors. All other rooms have new floors, some with refinished hw flooring, as well as interconnected smoke/CO detectors. New Roof in 2019. Over half of the building has new windows and the second floor with tempered glass. Detached 2 car garage and off street parking for 4 cars -- Excellent Condition

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1965

Tags

• CLOSE PROXIMITY TO VERMONT
• EACH UNIT HAS BEEN MODERNIZED

Property features AI

Finance

• Financial info: Five total residential units (multi-family income property)

Exterior

• Parking: Detached or attached garage space for 2 vehicles; Total parking for 4 vehicles; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Multi-family property
• Construction: Aluminum siding; Wood siding
• Exterior features: Aluminum and wood siding

Interior

• Bedrooms: Unit breakdown: five 1-bedroom units and one 2-bedroom unit (see unit counts below for details)
• Bathrooms: Five full bathrooms (distributed across units)
• Heating & cooling: Hot water heating with natural gas
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/1.0-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $671/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $475k).
• Recommended offer: $468k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#186 in NY, #2,863 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, commute F.
• Schuylerville Central School District (rural): math 58% / reading 64% proficiency, ranked #201 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Schuylerville Elementary School (math 60% / reading 66%, grade B, #669 of 2,108 statewide, top 32%, 597 students, 36% FRL); Schuylerville High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 482 students, 29% FRL).
• Market conditions: 32 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $47k 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 $133k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($468k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $350k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $467,776 (1.5% below list)

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 1965 — 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 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. 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: 1.71% ✓
• Cap rate: 14.77%
• Cash-on-cash: 30.28%
• DSCR: 2.35
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 4.55×
• Total profit: $472,313
• Equity at exit: $427,828

10-year hold

• IRR: 41.1%
• Equity multiple: 10.20×
• Total profit: $1,222,839
• Equity at exit: $922,626

Cash invested: $132,972 (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 12871

• Home prices YoY: 4.0%
• Active inventory: 32
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $8,136 medium
• Mortgage (P&I): −$2,490
• Tax from tax record: −$384 /mo · $4,611/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,709
• Net cashflow: $3,355

Break-even live

Break-even rent $3,889

Max offer price $474,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	1	$8,135
Total (5 units)			$8,136

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: $118,725
• Closing costs: $14,247
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $474,900 Active 21 DOM
2. 2026-06-17
   days on market $474,900 Active 20 DOM
3. 2026-06-16
   days on market $474,900 Active 19 DOM
4. 2026-06-15
   days on market $474,900 Active 18 DOM
5. 2026-06-14
   days on market $474,900 Active 16 DOM
6. 2026-06-10
   days on market $474,900 Active 13 DOM
7. 2026-06-09
   days on market $474,900 Active 12 DOM
8. 2026-06-08
   days on market $474,900 Active 11 DOM
9. 2026-06-07
   days on market $474,900 Active 10 DOM
10. 2026-06-05
    days on market $474,900 Active 7 DOM
11. 2026-06-03
    days on market $474,900 Active 6 DOM
12. 2026-06-02
    days on market $474,900 Active 5 DOM
13. 2026-06-01
    days on market $474,900 Active 4 DOM
14. 2026-05-31
    days on market $474,900 Active 3 DOM
15. 2026-05-31
    days on market $474,900 Active 2 DOM
16. 2026-05-28
    listed $474,900 Active
17. 2024-12-18
    historical
18. 2024-08-17
    listed $469,900 Active
19. 2021-06-11
    soldstatus $350,000 Closed (Final Sale) 823-char remark

    Show marketing remark (823 chars)

    Excellent condition fully rented 5 unit apartment building in Saratoga County in the Village of Schuylerville. Building offers Four 1 bedroom apartments and One 2 bedroom apartment. Updated electrical services with individual metered electric as well as a house electric panel. One gas meter w/ heat paid by owner. Completely updated kitchens w/ new appliances, floors & plumbing, 2 units have new cabinets and 3 units have built-in microwaves. Baths are remodeled w/ new floors, shower surrounds, vanities, & mirrors. All other rooms have new floors, some with refinished hw flooring, as well as interconnected smoke/CO detectors. New Roof in 2019. Over half of the building has new windows and the second floor with tempered glass. Detached 2 car garage and off street parking for 4 cars -- Excellent Condition

20. 2021-03-08
    status Pend (Under Cntr) 823-char remark

    Show marketing remark (823 chars)

    Excellent condition fully rented 5 unit apartment building in Saratoga County in the Village of Schuylerville. Building offers Four 1 bedroom apartments and One 2 bedroom apartment. Updated electrical services with individual metered electric as well as a house electric panel. One gas meter w/ heat paid by owner. Completely updated kitchens w/ new appliances, floors & plumbing, 2 units have new cabinets and 3 units have built-in microwaves. Baths are remodeled w/ new floors, shower surrounds, vanities, & mirrors. All other rooms have new floors, some with refinished hw flooring, as well as interconnected smoke/CO detectors. New Roof in 2019. Over half of the building has new windows and the second floor with tempered glass. Detached 2 car garage and off street parking for 4 cars -- Excellent Condition

21. 2021-03-01
    listed $349,900 New 823-char remark

    Show marketing remark (823 chars)

    Excellent condition fully rented 5 unit apartment building in Saratoga County in the Village of Schuylerville. Building offers Four 1 bedroom apartments and One 2 bedroom apartment. Updated electrical services with individual metered electric as well as a house electric panel. One gas meter w/ heat paid by owner. Completely updated kitchens w/ new appliances, floors & plumbing, 2 units have new cabinets and 3 units have built-in microwaves. Baths are remodeled w/ new floors, shower surrounds, vanities, & mirrors. All other rooms have new floors, some with refinished hw flooring, as well as interconnected smoke/CO detectors. New Roof in 2019. Over half of the building has new windows and the second floor with tempered glass. Detached 2 car garage and off street parking for 4 cars -- Excellent Condition

22. 2017-10-10
    soldstatus $115,000
23. 2017-10-09
    soldstatus $115,000 Closed (Final Sale)
24. 2017-08-22
    status Pend (Under Cntr)
25. 2017-07-23
    price $189,000
26. 2017-06-26
    listed $199,000 New
27. 2006-02-24
    soldstatus $195,000
28. 2006-02-07
    soldstatus $195,000
29. 2006-01-12
    soldstatus $145,000
30. 2005-12-06
    historical
31. 2005-11-28
    listed $195,000
32. 2000-06-27
    soldstatus $119,000
33. 1993-05-18
    soldstatus $120,000

ⓘ 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: $4,611 · $384/mo
• Projected year-2 tax: $6,318 · $527/mo
• Expected delta: +$1,708/yr (+$142/mo · 37.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $97,632
• − Mortgage interest: −$26,602
• − Property taxes: −$4,611
• − Insurance: −$2,374
• − Repairs & maintenance: −$7,811
• − Management: −$7,811
• − Depreciation: −$13,815
• Taxable income: $34,609
• Est. tax owed @ 24.0%: −$8,306
• After-tax cash flow: $31,953/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: Schuylerville Central School District
• NCES district ID: 3626160
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 64% ▲ 6.00%
• Median HH income: $69,011
• Composite: 53.71/100
• National rank: #1423
• State rank: #201 of 590 in NY

Livability — Schuylerville

• Score: 77/100
• State rank: #186
• US rank: #2863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schuylerville, NY
• Population (ZIP): 3,997

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 9% Lithuanian 9% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 12.21%
• Current HPI: 320.1965
• Rent YoY: —
• Metro: —
• 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

+295.8% since first listed

18 events — show timeline

• 2026-05-28 Listed $474,900 Global MLS
• 2024-12-18 Listing Removed — Global MLS
• 2024-08-17 Listed $469,900 Global MLS
• 2021-06-11 Sold (MLS) $350,000 Global MLS
• 2021-03-08 Pending — Global MLS
• 2021-03-01 Listed $349,900 Global MLS
• 2017-10-10 Sold (Public Records) $115,000 Public Records
• 2017-10-09 Sold (MLS) $115,000 Global MLS
• 2017-08-22 Pending — Global MLS
• 2017-07-23 Price Changed $189,000 Global MLS
• 2017-06-26 Listed $199,000 Global MLS
• 2006-02-24 Sold (Public Records) $195,000 Public Records
• 2006-02-07 Sold (MLS) $195,000 Global MLS
• 2006-01-12 Sold (Public Records) $145,000 Public Records
• 2005-12-06 Listing Removed — Global MLS
• 2005-11-28 Listed $195,000 Global MLS
• 2000-06-27 Sold (Public Records) $119,000 Public Records
• 1993-05-18 Sold (Public Records) $120,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $4,611 · +3.5% YoY. Source: county tax records.