1324 8th Ave · Schenectady, NY 12303

$74,900

2 bd · 1.0 ba · 644 sqft · SingleFamily public records · 112 Days on market

Built 1900 3,920 sqft lot $116/sqft · 55% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FLIP, RENTAL, HANDYMAN OR STARTER HOME OPPORTUNITY! MONEY MAKER! STOP PAYING OUTRAGEOUS RENT AND START OWNING! Complete Rehab needed. 2 Bedrooms and 1 Bathroom. Close to Shopping, Restaurants, Downtown, Bus Line and more. Don't miss out on this one! *BRING FLASH LIGHT AND USE CAUTION WHEN VIEWING*

Key facts

• 3,920 sq ft lot
• 4 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: schools C-, 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.
• Market conditions: 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• This rent is only 18% of the median local income ($84k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $75k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1900 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.66% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.31%
• DSCR: 1.77
• GRM: 5.0

CMA / ARV

• ARV (median comp): $166,412
• List price: $74,900
• Delta: -54.99%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1825 Osterlitz Ave	0.49mi	2/1.0	672 (+4%)	20mo	$170,000	$253	54

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $7,252
• Equity at exit: $11,168

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $31,609
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $303

Break-even live

Break-even rent $860

Max offer price $74,900

Occupancy floor 71%

Sensitivity live

Price	-10% $345	-5% $324	+0% $303	+5% $281	+10% $260
Rent	-10% $204	-5% $253	+0% $303	+5% $352	+10% $401
Rate	-1.0pp $340	-0.5pp $322	base $303	+0.5pp $283	+1.0pp $263

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1485 Nelson St Schenectady, NY	1.0	1.0	590	$1,000	$1.69	44d	1	0.33mi
922 State St Schenectady, NY	1.0–2.0	1.0	855	$1,390	$1.63	15d	6	1.18mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,768	$1.92	14d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $74,900 Active 112 DOM
2. 2026-06-17
   days on market $74,900 Active 111 DOM
3. 2026-06-16
   days on market $74,900 Active 110 DOM
4. 2026-06-15
   days on market $74,900 Active 109 DOM
5. 2026-06-14
   days on market $74,900 Active 107 DOM
6. 2026-06-13
   days on market $74,900 Active 106 DOM
7. 2026-06-10
   days on market $74,900 Active 104 DOM
8. 2026-06-09
   days on market $74,900 Active 103 DOM
9. 2026-06-08
   days on market $74,900 Active 102 DOM
10. 2026-06-07
    days on market $74,900 Active 101 DOM
11. 2026-06-03
    days on market $74,900 Active 97 DOM
12. 2026-06-02
    days on market $74,900 Active 96 DOM
13. 2026-06-01
    days on market $74,900 Active 95 DOM
14. 2026-05-31
    days on market $74,900 Active 94 DOM
15. 2026-05-31
    days on market $74,900 Active 93 DOM
16. 2026-05-11
    price $74,900 305-char remark

    Show marketing remark (305 chars)

    FLIP, RENTAL, HANDYMAN OR STARTER HOME OPPORTUNITY! MONEY MAKER! STOP PAYING OUTRAGEOUS RENT AND START OWNING! Complete Rehab needed. 2 Bedrooms and 1 Bathroom. Close to Shopping, Restaurants, Downtown, Bus Line and more. Don't miss out on this one! *BRING FLASH LIGHT AND USE CAUTION WHEN VIEWING*

17. 2026-03-29
    price $79,900 305-char remark

    Show marketing remark (305 chars)

    FLIP, RENTAL, HANDYMAN OR STARTER HOME OPPORTUNITY! MONEY MAKER! STOP PAYING OUTRAGEOUS RENT AND START OWNING! Complete Rehab needed. 2 Bedrooms and 1 Bathroom. Close to Shopping, Restaurants, Downtown, Bus Line and more. Don't miss out on this one! *BRING FLASH LIGHT AND USE CAUTION WHEN VIEWING*

18. 2026-02-26
    listed $84,900 Active 305-char remark

    Show marketing remark (305 chars)

    FLIP, RENTAL, HANDYMAN OR STARTER HOME OPPORTUNITY! MONEY MAKER! STOP PAYING OUTRAGEOUS RENT AND START OWNING! Complete Rehab needed. 2 Bedrooms and 1 Bathroom. Close to Shopping, Restaurants, Downtown, Bus Line and more. Don't miss out on this one! *BRING FLASH LIGHT AND USE CAUTION WHEN VIEWING*

19. 2025-05-28
    historical
20. 2025-04-16
    price $99,000
21. 2025-03-03
    listed $99,900 Active
22. 2005-10-25
    soldstatus $48,900
23. 2005-08-26
    soldstatus $48,900
24. 2005-05-09
    historical
25. 2004-08-18
    listed $49,900

ⓘ 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: $3,068 · $256/mo
• Projected year-2 tax: $3,068 · $256/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 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: $14,919
• − Mortgage interest: −$4,196
• − Property taxes: −$3,068
• − Insurance: −$374
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,179
• Taxable income: $2,716
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $2,979/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
• 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

+50.1% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $74,900 Global MLS
• 2026-03-29 Price Changed $79,900 Global MLS
• 2026-02-26 Listed $84,900 Global MLS
• 2025-05-28 Listing Removed — Global MLS
• 2025-04-16 Price Changed $99,000 Global MLS
• 2025-03-03 Listed $99,900 Global MLS
• 2005-10-25 Sold (Public Records) $48,900 Public Records
• 2005-08-26 Sold (MLS) $48,900 Global MLS
• 2005-05-09 Listing Removed — Global MLS
• 2004-08-18 Listed $49,900 Global MLS

Property tax history

+0.6%/yr

Latest (2025): $3,068 · +3.3% YoY. Source: county tax records.