25 Moyston St · Schenectady, NY 12307

$19,999

2 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 93 Days on market

Built 1900 2,613 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

City of Schenectady owned property. Reserve funds required in addition to offer amount. Loans must demonstrate funds for rehabilitation and purchase of the property. Welcome HOME to this diamond in the rough. This property is a great opportunity to invest, or owner occupy. Don't miss out on this amazing opportunity! Offers must include MLS contract offer, city purchase form, all supporting financial papers and proof of funds totaling purchase offer plus reserve funds. Buyer responsible for verifying taxes. Also note, this property does not have a reserve amount. Buyers should submit a proposal to outline intended use and scope of work. The City will not review offers without all supporting

Key facts

• 2,613 sq ft lot
• 3 garage spots
• Built 1900

🔨 Auction listing. The $19,999 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $187,776 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.

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: Schenectady High School (math 75% / reading 90%, grade A, #446 of 1,100 statewide, top 41%, 2,743 students, 71% FRL).
• Zoned-school proficiency averages 82% at this address vs 36% district-wide (+46 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: 33 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, 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 93 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 14.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,199 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $187,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Eagle St	0.08mi	3/1.5 (+1)	1,144 (-1%)	4mo	$195,700	$171	87
118 Degraff St	0.36mi	3/1.0 (+1)	1,200 (+4%)	2mo	$195,000	$163	68
806 Arch St	0.33mi	3/1.0 (+1)	1,176 (+2%)	11mo	$15,000	$13	65
797 Eastern Ave	0.43mi	2/1.5	1,240 (+8%)	5mo	$145,000	$117	63
1015 Strong St St	0.45mi	3/2.0 (+1)	1,100 (-4%)	6mo	$170,000	$155	59
11 Landon Ter	0.47mi	3/1.5 (+1)	1,250 (+8%)	0mo	$145,000	$116	59
205 Division St	0.66mi	3/1.0 (+1)	1,144 (-1%)	7mo	$235,000	$205	55
209 Furman St	0.58mi	2/1.0	1,260 (+9%)	3mo	$186,000	$148	52
215 Elm St	0.72mi	3/1.5 (+1)	1,220 (+6%)	1mo	$195,000	$160	51
132 Prospect St	0.34mi	3/1.0 (+1)	1,032 (-10%)	11mo	$235,000	$228	50
315 Duane Ave	0.40mi	3/2.0 (+1)	1,000 (-13%)	14mo	$180,000	$180	41
1517 Rutgers St	0.71mi	3/1.0 (+1)	980 (-15%)	1mo	$178,000	$182	34

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $93,586
• Equity at exit: $169,163

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $282,485
• Equity at exit: $364,807

Cash invested: $52,577 (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 12307

• Home prices YoY: 3.3%
• Active inventory: 33
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,470 high
• Mortgage (P&I): −$985
• Tax est. 1.5%: −$235 /mo · $2,817/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-137

Break-even live

Break-even rent $1,643

Max offer price $168,002

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-72	+0% $-137	+5% $-202	+10% $-266
Rent	-10% $-253	-5% $-195	+0% $-137	+5% $-79	+10% $-21
Rate	-1.0pp $-42	-0.5pp $-89	base $-137	+0.5pp $-185	+1.0pp $-235

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: $46,944
• Closing costs: $5,633
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
922 State St Schenectady, NY	1.0–2.0	1.0	855	$1,390	$1.63	15d	6	0.09mi
23 Hawk St Schenectady, NY	2.0	1.0	920	$1,500	$1.63	20d	1	0.15mi
126 Prospect St Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	24d	1	0.39mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	24d	1	0.39mi
762 Eastern Ave Schenectady, NY	2.0	1.0	1119	$1,400	$1.25	24d	1	0.48mi
1037 University Pl Unit 2 Schenectady, NY	3.0	1.0	1200	$1,600	$1.33	45d	1	0.60mi
1093 Park Ave Schenectady, NY	1.0	1.0	900	$1,200	$1.33	15d	1	0.71mi
830 Plymouth Ave Schenectady, NY	2.0	1.0	1200	$1,700	$1.42	20d	1	0.73mi
409 State St Schenectady, NY	2.0	1.0	1000	$1,200	$1.20	20d	1	0.76mi
192 Erie Blvd Apt 401 Schenectady, NY	1.0	1.0	819	$1,595	$1.95	45d	1	0.84mi
192 Erie Blvd Apt 706 Schenectady, NY	1.0	1.0	889	$1,600	$1.80	24d	1	0.84mi
192 Erie Blvd Apt 607 Schenectady, NY	1.0	1.0	884	$1,495	$1.69	45d	1	0.84mi
192 Erie Blvd Unit 508 Schenectady, NY	1.0	1.0	932	$1,715	$1.84	45d	1	0.84mi
192 Erie Blvd Apt 502 Schenectady, NY	1.0	1.0	915	$1,495	$1.63	15d	1	0.84mi
192 Erie Blvd Schenectady, NY	1.0	1.0	895	$1,595	$1.78	22d	1	0.84mi
225 State St Schenectady, NY	1.0	1.0	850	$1,325	$1.56	15d	4	0.96mi
23 Monroe St Unit 23 2R Schenectady, NY	2.0	1.0	800	$1,325	$1.66	15d	1	1.04mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$867	$0.84	15d	9	1.06mi
901 Nott St Unit 1R Schenectady, NY	3.0	1.0	1500	$1,250	$0.83	24d	1	1.07mi
126 N College St #2 Schenectady, NY	1.0	1.0	780	$1,325	$1.70	15d	1	1.08mi
304 Front St Fl Left Schenectady, NY	1.0	1.0	750	$1,550	$2.07	15d	1	1.10mi
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	15d	1	1.11mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,768	$1.92	15d	1	1.11mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	45d	1	1.12mi
1121 10th Ave Schenectady, NY	2.0	1.0	800	$1,250	$1.56	24d	1	1.20mi
1633 Carrie St Schenectady, NY	2.0	1.0	1200	$1,500	$1.25	45d	1	1.20mi
1673 Van Vranken Ave Schenectady, NY	3.0	1.0	1335	$1,750	$1.31	45d	1	1.26mi
1755 Avenue B Unit B Schenectady, NY	3.0	1.0	1200	$1,700	$1.42	15d	1	1.37mi

Listing history 3 events

1. 2025-01-27
   status Pending
2. 2024-10-26
   listed $19,999 Active
3. 1997-01-09
   soldstatus $18,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,636
• − Mortgage interest: −$10,518
• − Property taxes: −$2,817
• − Insurance: −$939
• − Repairs & maintenance: −$1,411
• − Management: −$1,411
• − Depreciation: −$5,463
• Taxable loss: −$4,922
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-458/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): 7,977

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: Highly diverse neighborhood (Simpson 0.81)
• Race & ethnicity: Black 28% Hispanic / Latino 25% White 19% Two or more races 16% Asian 11% Native American 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 14% Dominican 3%
• Common ancestry: Lithuanian 3% Ukrainian 3% Romanian 1%
• Foreign-born: 32% · Canada, Jamaica, South Korea
• Languages at home: 79% English-only · Spanish 12% Arabic 2% 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: ▲ 12.60%
• Current HPI: 398.0252
• 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

+11.1% since first listed

3 events — show timeline

• 2025-01-27 Pending — Global MLS
• 2024-10-26 Listed $19,999 Global MLS
• 1997-01-09 Sold (Public Records) $18,000 Public Records

Property tax history

-1.2%/yr

Latest (2025): $1,130 · +59.7% YoY. Source: county tax records.