6921 Duanesburg Rd

Duanesburg, NY 12056

$42,000A-

6 bd · 1.5 ba · 2,600 sqft · Built 1900 · SingleFamily · Active · 187 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,464/mo
• Mortgage (P&I): −$220
• Tax + insurance: −$70
• HOA: −$0
• Vac / Maint / Mgmt: −$307
• Net cashflow: $867/mo
• Annual: $10,398/yr
• Cap rate: 31.05%
• Cash-on-cash: 88.42%
• DSCR: 4.93
• 1% rule: 3.49%
• Cash to close: $11,760

Investor read

• This is a 6-bed/1.5-bath single-family listed at $42k.
• 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).
• It's been on market 187 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($290 loan paydown + $4k appreciation (10.0% local appreciation)).
• 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.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 16 active listings in the ZIP; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• Schenectady County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.