79 Robinson St · Schenectady, NY 12304

$219,900

6 bd · 2.0 ba · 2,222 sqft · MultiFamily public records · 12 Days on market

Built 1910 3,049 sqft lot Est $293k · 25% under

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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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This property presents an excellent chance for Investors looking to grow their Portfolio. Currently, there are long-term tenants residing in both units. the tenancy agreements are month to month, offering flexibility for future management decisions. Each tenant is paying $1000 per month in rent, ensuring a reliable cash flow for the property owner. Tenants are responsible for their own utility cost. The current owners, have owned property for some time, and are ready to retire.

Key facts

• 3,049 sq ft lot
• Parking
• Built 1910

Property features AI

Finance

• Financial info: Two-unit property; Maintenance expenses listed at $1,800; Tenants pay hot water, heat, internet, cable TV, electricity and gas; Owner pays water, garage fees and grounds care

Exterior

• Parking: Off-street parking for 1 vehicle
• Utilities: Public water; Public sewer; 150 amp electric service with circuit breakers; Cable available
• Home design: Duplex; 2,222 living area; Asphalt roof
• Construction: Aluminum siding; Vinyl siding; Built with traditional foundation (full basement)
• Exterior features: Front porch, rear porch and additional porch; Landscaped lot

Interior

• Bedrooms: Two units each with 3 bedrooms
• Flooring: Wood; Carpet; Linoleum
• Bathrooms: Two full bathrooms (one on 1st level, one on 2nd level)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Wood, carpet and linoleum flooring; Full unfinished basement
• Laundry & utility: Laundry in basement

🏷️ Possibly a rental listed for sale. The $219,900 price doesn't fit this home's estimated sale value (~$293,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 10.6% 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: Paige Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 420 students, 69% FRL); Schenectady High School (math 75% / reading 90%, grade A, #446 of 1,100 statewide, top 41%, 2,743 students, 71% FRL) — zoned schools at 70% FRL track the district average.
• Zoned-school proficiency averages 52% at this address vs 36% district-wide (+16 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: 106 active listings in the ZIP; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $219,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $293,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Robinson St	0.02mi	6/2.0	2,222 (0%)	3mo	$170,000	$77	96
1321 State St	0.13mi	6/2.0	2,196 (-1%)	2mo	$240,000	$109	90
44 Elm St	0.15mi	6/2.0	2,198 (-1%)	4mo	$290,000	$132	88
106 Elm St	0.15mi	6/2.0	2,172 (-2%)	6mo	$296,500	$137	84
147 Linden St	0.15mi	6/2.0	2,308 (+4%)	5mo	$262,500	$114	83
130 James St	0.15mi	6/3.0	2,228 (+0%)	8mo	$295,000	$132	82
309 Division St	0.30mi	6/2.0	2,232 (+0%)	4mo	$275,000	$123	82
39 Fehr Ave	0.35mi	6/2.0	2,260 (+2%)	3mo	$345,050	$153	78
9 Harvard St	0.50mi	6/2.0	2,118 (-5%)	2mo	$295,000	$139	67
21 Hawk St	0.71mi	6/2.0	2,294 (+3%)	0mo	$334,750	$146	61
5 Hawk St	0.71mi	6/2.0	2,294 (+3%)	1mo	$325,000	$142	61
434 Division St	0.38mi	5/2.0 (-1)	2,400 (+8%)	7mo	$170,000	$71	58

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $15,175
• Equity at exit: $32,788

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $79,011
• Equity at exit: $19,013

Cash invested: $61,572 (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 12304

• Home prices YoY: -25.5%
• Active inventory: 106
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,111 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$417 /mo · $5,007/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$653
• Net cashflow: $796

Break-even live

Break-even rent $2,104

Max offer price $219,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,112
Total (2 units)			$3,111

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-16
   listed $219,900 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: $5,007 · $417/mo
• Projected year-2 tax: $5,007 · $417/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $37,332
• − Mortgage interest: −$12,318
• − Property taxes: −$5,007
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,987
• − Management: −$2,987
• − Depreciation: −$6,397
• Taxable income: $6,537
• Est. tax owed @ 24.0%: −$1,569
• After-tax cash flow: $7,979/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
• City population: 141,369
• Population (ZIP): 22,027

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 0.68)
• Race & ethnicity: White 52% Black 17% Two or more races 13% Asian 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 89% English-only · Other Indo-European 5% Spanish 4% Other Asian/Pacific 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: ▼ -113.18%
• Current HPI: 331.0288
• 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

2 events — show timeline

• 2026-04-29 Pending — Global MLS
• 2026-04-16 Listed $219,900 Global MLS

Property tax history

+0.9%/yr

Latest (2025): $5,007 · +3.9% YoY. Source: county tax records.