6921 Duanesburg Rd · Duanesburg, NY 12056

$42,000

6 bd · 1.5 ba · 2,600 sqft · SingleFamily public records · 187 Days on market

Built 1900 1.00 ac lot $16/sqft · 92% below area

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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 +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brand new well installed 2023. Home is total teardown. Great location! Potential business opportunity or new home. Large lot for the location. Convenient to Capital District. In the hub of Duanesburg. On public sewer.

Key facts

• Public sewer
• Large lot
• Hub of duanesburg

Tags

• LARGE LOT
• POTENTIAL BUSINESS OPPORTUNITY
• CONVENIENT TO CAPITAL DISTRICT
• HUB OF DUANESBURG
• PUBLIC SEWER

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $867 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#783 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Duanesburg Central School District (rural): math 54% / reading 71% proficiency, ranked #176 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Duanesburg Elementary School (math 47% / reading 67%, grade C+, #842 of 2,108 statewide, top 43%, 332 students, 26% FRL); Duanesburg High School (math 67% / reading 77%, grade B+, #677 of 1,100 statewide, top 63%, 312 students, 25% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($290 loan paydown + $4k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, 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 187 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y ago; this cycle's ask has dropped $18k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.49% ✓
• Cap rate: 31.05%
• Cash-on-cash: 88.42%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

• ARV (median comp): $558,498
• List price: $42,000
• Delta: -92.48%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Crosier Rd	0.43mi	6/3.5	2,684 (+3%)	13mo	$595,000	$222	56

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: 97.6%
• Equity multiple: 7.64×
• Total profit: $78,085
• Equity at exit: $37,837

10-year hold

• IRR: 92.8%
• Equity multiple: 16.87×
• Total profit: $186,591
• Equity at exit: $81,597

Cash invested: $11,760 (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 12056

• Home prices YoY: 14.2%
• Active inventory: 16
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $867

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 36%

Sensitivity live

Price	-10% $896	-5% $881	+0% $867	+5% $852	+10% $837
Rent	-10% $751	-5% $809	+0% $867	+5% $924	+10% $982
Rate	-1.0pp $888	-0.5pp $877	base $867	+0.5pp $856	+1.0pp $845

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $42,000 Active 187 DOM
2. 2026-06-18
   days on market $42,000 Active 184 DOM
3. 2026-06-17
   days on market $42,000 Active 183 DOM
4. 2026-06-16
   days on market $42,000 Active 182 DOM
5. 2026-06-15
   price $42,000 Active 181 DOM
6. 2026-06-15
   days on market $50,000 Active 181 DOM
7. 2026-06-14
   days on market $50,000 Active 179 DOM
8. 2026-06-13
   days on market $50,000 Active 178 DOM
9. 2026-06-10
   days on market $50,000 Active 176 DOM
10. 2026-06-09
    days on market $50,000 Active 175 DOM
11. 2026-06-08
    days on market $50,000 Active 174 DOM
12. 2026-06-07
    days on market $50,000 Active 173 DOM
13. 2026-06-03
    days on market $50,000 Active 169 DOM
14. 2026-06-02
    days on market $50,000 Active 168 DOM
15. 2026-06-01
    days on market $50,000 Active 167 DOM
16. 2026-05-31
    days on market $50,000 Active 166 DOM
17. 2026-05-31
    days on market $50,000 Active 165 DOM
18. 2026-02-25
    price $50,000 217-char remark

    Show marketing remark (217 chars)

    Brand new well installed 2023. Home is total teardown. Great location! Potential business opportunity or new home. Large lot for the location. Convenient to Capital District. In the hub of Duanesburg. On public sewer.

19. 2025-12-15
    listed $59,900 Active 217-char remark

    Show marketing remark (217 chars)

    Brand new well installed 2023. Home is total teardown. Great location! Potential business opportunity or new home. Large lot for the location. Convenient to Capital District. In the hub of Duanesburg. On public sewer.

20. 2024-05-22
    historical
21. 2024-03-13
    price $59,990
22. 2023-12-29
    listed $69,900 Active
23. 2023-07-10
    status Active
24. 2023-04-21
    status Pending
25. 2023-04-21
    historical
26. 2023-02-21
    listed $45,000 Active
27. 2021-03-11
    historical
28. 2021-02-26
    price $77,500
29. 2021-02-18
    price $78,000
30. 2021-02-12
    price $78,400
31. 2021-02-05
    price $79,400
32. 2021-01-29
    price $79,900
33. 2021-01-22
    price $83,500
34. 2021-01-08
    listed $85,000 New
35. 2001-05-21
    soldstatus $33,000
36. 2001-05-16
    soldstatus $33,000
37. 2001-02-08
    historical
38. 2000-11-02
    listed $44,900

ⓘ 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 3/10 Moderate 8 d/yr ≥94°F today · 18 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: $17,571
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$1,222
• Taxable income: $10,345
• Est. tax owed @ 24.0%: −$2,483
• After-tax cash flow: $7,915/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: Duanesburg Central School District
• NCES district ID: 3609360
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▲ 9.00%
• Median HH income: $76,847
• Composite: 55.65/100
• National rank: #1227
• State rank: #176 of 590 in NY

Livability — Duanesburg

• Score: 63/100
• State rank: #783
• US rank: #14886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duanesburg, NY
• Population (ZIP): 1,818

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 9% Iranian 5% Scotch-Irish 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 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: ▲ 39.58%
• Current HPI: 318.9653
• 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

+11.4% since first listed

21 events — show timeline

• 2026-02-25 Price Changed $50,000 Global MLS
• 2025-12-15 Listed $59,900 Global MLS
• 2024-05-22 Listing Removed — Global MLS
• 2024-03-13 Price Changed $59,990 Global MLS
• 2023-12-29 Listed $69,900 Global MLS
• 2023-07-10 Relisted — Global MLS
• 2023-04-21 Pending — Global MLS
• 2023-04-21 Listing Removed — Global MLS
• 2023-02-21 Listed $45,000 Global MLS
• 2021-03-11 Listing Removed — Global MLS
• 2021-02-26 Price Changed $77,500 Global MLS
• 2021-02-18 Price Changed $78,000 Global MLS
• 2021-02-12 Price Changed $78,400 Global MLS
• 2021-02-05 Price Changed $79,400 Global MLS
• 2021-01-29 Price Changed $79,900 Global MLS
• 2021-01-22 Price Changed $83,500 Global MLS
• 2021-01-08 Listed $85,000 Global MLS
• 2001-05-21 Sold (MLS) $33,000 Global MLS
• 2001-05-16 Sold (Public Records) $33,000 Public Records
• 2001-02-08 Listing Removed — Global MLS
• 2000-11-02 Listed $44,900 Global MLS

Property tax history

-4.3%/yr

Latest (2025): $3,015 · -32.0% YoY. Source: county tax records.