28-30 Sirchia Rd · Mechanicville, NY 12118

$270,000

4 bd · 3.0 ba · 2,056 sqft · MultiFamily public records · 1 Days on market

Built 1997 0.37 ac lot Est $265k · at est.

---

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 +24.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +6.7/15.0
• 1% rule +6.5/10.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Fully Rented Duplex On The Stillwater/Mechanicville Line. 2 bedrooms, 1.5 Bath, Gorgeous Lot On A Very Nice Street - Opportunity Awaits You. .. .. .

Key facts

• 0.37 acre lot
• 4 parking spots
• Built 1997

Property features AI

Finance

• Financial info: Two-unit property (duplex)

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: 150 amp electric service; Public water; Public sewer; Cable available
• Home design: Duplex; Vinyl siding; Asphalt roof; Concrete perimeter foundation
• Construction: Vinyl siding construction; Asphalt roof; Concrete perimeter foundation
• Exterior features: Deck; Front porch; Back yard fencing; Level, landscaped lot (approx. 0.37 acres)

Interior

• Bedrooms: Each unit has 2 bedrooms
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on 2nd level); Two half bathrooms (both on 1st level)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Paddle fan; High-speed internet; French doors
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive. Per door: $274/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 8.7% 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 40% 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 $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $16k; list at $270k implies a 1588% gain — meaningful room to come down on a strong offer.

Recommended offer $270,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.15% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.69%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $265,224
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23-25 Leonard St	0.26mi	5/2.0 (+1)	2,080 (+1%)	9mo	$250,000	$120	70
27 Saratoga Ave	0.47mi	3/2.0 (-1)	2,013 (-2%)	7mo	$260,000	$129	60
221 N 3rd Ave	0.60mi	5/2.0 (+1)	2,132 (+4%)	2mo	$280,000	$131	55
220 Saratoga Ave	0.29mi	5/2.0 (+1)	1,824 (-11%)	5mo	$259,000	$142	54
249 Saratoga Ave	0.35mi	5/2.0 (+1)	2,240 (+9%)	11mo	$285,000	$127	51
26 Walnut St	0.32mi	4/2.0	1,804 (-12%)	13mo	$226,000	$125	50
58 Mabbett St	0.58mi	5/3.0 (+1)	2,100 (+2%)	20mo	$287,200	$137	48
39 William St	0.57mi	5/2.0 (+1)	1,848 (-10%)	5mo	$200,000	$108	43
67 William St	0.51mi	5/2.0 (+1)	2,238 (+9%)	22mo	$160,000	$71	34
76 East St	0.61mi	3/2.0 (-1)	1,848 (-10%)	17mo	$309,000	$167	31

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: 30.6%
• Equity multiple: 3.41×
• Total profit: $181,994
• Equity at exit: $243,237

10-year hold

• IRR: 26.5%
• Equity multiple: 7.73×
• Total profit: $508,644
• Equity at exit: $524,551

Cash invested: $75,600 (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: 14.5×

Monthly cashflow live

• Estimated rent: $3,094 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$368 /mo · $4,419/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $548

Break-even live

Break-even rent $2,401

Max offer price $270,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$3,094
Total (2 units)			$3,094

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Revere Run Mechanicville, NY	4.0	2.5	1997	$3,450	$1.73	14d	1	0.48mi
2 Battery Blvd Mechanicville, NY	3.0	2.5	1804	$3,450	$1.91	14d	1	0.52mi

Listing history 2 events

1. 2026-06-19
   remarks 148-char remark
2. 2026-06-19
   listed $270,000 Pending 1 DOM

ⓘ 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: $4,419 · $368/mo
• Projected year-2 tax: $4,491 · $374/mo
• Expected delta: +$72/yr (+$6/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $37,128
• − Mortgage interest: −$15,124
• − Property taxes: −$4,419
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,970
• − Management: −$2,970
• − Depreciation: −$7,855
• Taxable income: $2,440
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $5,986/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

+1587.5% since first listed

3 events — show timeline

• 2026-06-18 Pending — Global MLS
• 2026-06-18 Listed $270,000 Global MLS
• 1995-04-04 Sold (Public Records) $16,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $4,419 · -7.8% YoY. Source: county tax records.