117-119 Odell St · Schenectady, NY 12304

$305,000

4 bd · 2.0 ba · 2,074 sqft · MultiFamily public records · 126 Days on market

Built 1880 6,534 sqft lot $147/sqft · at area comps Est $296k · at est.

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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).

• Cash flow +14.1/30.0
• ARV discount +6.2/15.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• 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

Multi-family units

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

Listing remarks MLS

Welcome to this beautifully remodeled side by side duplex in the heart of Schenectady! This property boasts separate utilities as well as a fence that separates the backyard. Both homes enjoy abundant natural light, plenty of storage, and off street parking. Conveniently located near public transportation, the highways, tons of shopping, and local amenities. This duplex is a great opportunity to build equity or generate a steady rental income. Both units are currently vacant and ready for their next adventure!

Key facts

• Separate utilities
• Plenty of storage
• Off street parking

Tags

• REMODELED SIDE BY SIDE DUPLEX
• SEPARATE UTILITIES
• ABUNDANT NATURAL LIGHT
• PLENTY OF STORAGE
• OFF STREET PARKING
• NEAR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $44 ($534/yr) — positive. Per door: $22/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (2.6% below list).
• Recommended offer: $268k (12.0% 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: 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: 106 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $162k; list at $305k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.97% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (median comp): $296,469
• List price: $305,000
• Delta: 2.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 N Brandywine Ave	0.31mi	4/2.0	2,000 (-4%)	14mo	$165,000	$83	68
1016 Stanley St	0.41mi	4/2.0	2,048 (-1%)	20mo	$233,200	$114	62
227-229 Elm St	0.40mi	4/2.0	2,375 (+14%)	1mo	$230,000	$97	56
106 Frank St	0.70mi	4/2.0	1,920 (-7%)	1mo	$219,000	$114	54
1435 Van Cortland St	0.69mi	4/2.0	1,936 (-7%)	6mo	$215,000	$111	52
423 Division St	0.53mi	4/2.0	2,376 (+15%)	2mo	$280,000	$118	49
37 Swan St	0.46mi	4/2.0	1,768 (-15%)	6mo	$240,000	$136	49
829 Stanley St	0.63mi	4/2.0	2,232 (+8%)	22mo	$220,000	$99	39
853 Emmett St	0.59mi	5/2.0 (+1)	2,200 (+6%)	23mo	$50,000	$23	38
1156-1158 Hilderbrandt Ave	0.60mi	4/2.0	1,768 (-15%)	17mo	$20,000	$11	34
23 1/2 Moyston St	0.62mi	5/2.0 (+1)	1,900 (-8%)	22mo	$142,000	$75	33

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-46,425
• Equity at exit: $45,476

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-36,109
• Equity at exit: $26,371

Cash invested: $85,400 (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 12304

• Home prices YoY: -25.5%
• Active inventory: 106
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$576 /mo · $6,913/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $44

Break-even live

Break-even rent $2,915

Max offer price $305,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,970
Total (2 units)			$2,971

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1347 Union St Schenectady, NY	4.0	1.5	2188	$3,750	$1.71	43d	1	0.93mi
1346 10th Ave Schenectady, NY	4.0	2.0	2350	$2,499	$1.06	14d	1	1.23mi

Listing history 30 events

1. 2026-06-18
   price $305,000 Active 126 DOM
2. 2026-06-18
   days on market $310,000 Active 126 DOM
3. 2026-06-17
   days on market $310,000 Active 125 DOM
4. 2026-06-16
   days on market $310,000 Active 124 DOM
5. 2026-06-15
   days on market $310,000 Active 123 DOM
6. 2026-06-14
   days on market $310,000 Active 121 DOM
7. 2026-06-13
   days on market $310,000 Active 120 DOM
8. 2026-06-10
   days on market $310,000 Active 118 DOM
9. 2026-06-09
   days on market $310,000 Active 117 DOM
10. 2026-06-08
    days on market $310,000 Active 116 DOM
11. 2026-06-07
    days on market $310,000 Active 115 DOM
12. 2026-06-03
    days on market $310,000 Active 111 DOM
13. 2026-06-02
    days on market $310,000 Active 110 DOM
14. 2026-06-01
    days on market $310,000 Active 109 DOM
15. 2026-05-31
    days on market $310,000 Active 108 DOM
16. 2026-05-31
    days on market $310,000 Active 107 DOM
17. 2026-04-16
    status Active 515-char remark

    Show marketing remark (515 chars)

    Welcome to this beautifully remodeled side by side duplex in the heart of Schenectady! This property boasts separate utilities as well as a fence that separates the backyard. Both homes enjoy abundant natural light, plenty of storage, and off street parking. Conveniently located near public transportation, the highways, tons of shopping, and local amenities. This duplex is a great opportunity to build equity or generate a steady rental income. Both units are currently vacant and ready for their next adventure!

18. 2026-03-11
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Welcome to this beautifully remodeled side by side duplex in the heart of Schenectady! This property boasts separate utilities as well as a fence that separates the backyard. Both homes enjoy abundant natural light, plenty of storage, and off street parking. Conveniently located near public transportation, the highways, tons of shopping, and local amenities. This duplex is a great opportunity to build equity or generate a steady rental income. Both units are currently vacant and ready for their next adventure!

19. 2026-02-06
    price $310,000 515-char remark

    Show marketing remark (515 chars)

    Welcome to this beautifully remodeled side by side duplex in the heart of Schenectady! This property boasts separate utilities as well as a fence that separates the backyard. Both homes enjoy abundant natural light, plenty of storage, and off street parking. Conveniently located near public transportation, the highways, tons of shopping, and local amenities. This duplex is a great opportunity to build equity or generate a steady rental income. Both units are currently vacant and ready for their next adventure!

20. 2026-01-06
    listed $320,000 Active 515-char remark

    Show marketing remark (515 chars)

    Welcome to this beautifully remodeled side by side duplex in the heart of Schenectady! This property boasts separate utilities as well as a fence that separates the backyard. Both homes enjoy abundant natural light, plenty of storage, and off street parking. Conveniently located near public transportation, the highways, tons of shopping, and local amenities. This duplex is a great opportunity to build equity or generate a steady rental income. Both units are currently vacant and ready for their next adventure!

21. 2024-10-25
    soldstatus $162,000
22. 2024-10-04
    soldstatus $162,000 Closed 530-char remark

    Show marketing remark (530 chars)

    Side By Side Schenectady Duplex, Close To Bus Line & All Amenities, Both Units Are First Floor. Kitchen, Dining Room, Living Room, Bedroom, Full Bath & Bonus Room (Used As Second Bedroom) In Each Unit. Owner's Unit (R), Tenants on (L), New Carpet, Separate Utilities Gas & Electric, Natural Gas Forced Hot Air Heat & Hot Water, Full Walk Up Attic, Full Basement, Fully Fenced Rear Yard, Assumable Leased Solar, Public Water & Sewer, Off Street Parking For Both Units, Schenectady Schools, Taxes W/O Exemptions.

23. 2024-07-12
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Side By Side Schenectady Duplex, Close To Bus Line & All Amenities, Both Units Are First Floor. Kitchen, Dining Room, Living Room, Bedroom, Full Bath & Bonus Room (Used As Second Bedroom) In Each Unit. Owner's Unit (R), Tenants on (L), New Carpet, Separate Utilities Gas & Electric, Natural Gas Forced Hot Air Heat & Hot Water, Full Walk Up Attic, Full Basement, Fully Fenced Rear Yard, Assumable Leased Solar, Public Water & Sewer, Off Street Parking For Both Units, Schenectady Schools, Taxes W/O Exemptions.

24. 2024-07-01
    status Active 530-char remark

    Show marketing remark (530 chars)

    Side By Side Schenectady Duplex, Close To Bus Line & All Amenities, Both Units Are First Floor. Kitchen, Dining Room, Living Room, Bedroom, Full Bath & Bonus Room (Used As Second Bedroom) In Each Unit. Owner's Unit (R), Tenants on (L), New Carpet, Separate Utilities Gas & Electric, Natural Gas Forced Hot Air Heat & Hot Water, Full Walk Up Attic, Full Basement, Fully Fenced Rear Yard, Assumable Leased Solar, Public Water & Sewer, Off Street Parking For Both Units, Schenectady Schools, Taxes W/O Exemptions.

25. 2024-06-07
    status Active 530-char remark

    Show marketing remark (530 chars)

    Side By Side Schenectady Duplex, Close To Bus Line & All Amenities, Both Units Are First Floor. Kitchen, Dining Room, Living Room, Bedroom, Full Bath & Bonus Room (Used As Second Bedroom) In Each Unit. Owner's Unit (R), Tenants on (L), New Carpet, Separate Utilities Gas & Electric, Natural Gas Forced Hot Air Heat & Hot Water, Full Walk Up Attic, Full Basement, Fully Fenced Rear Yard, Assumable Leased Solar, Public Water & Sewer, Off Street Parking For Both Units, Schenectady Schools, Taxes W/O Exemptions.

26. 2024-03-06
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Side By Side Schenectady Duplex, Close To Bus Line & All Amenities, Both Units Are First Floor. Kitchen, Dining Room, Living Room, Bedroom, Full Bath & Bonus Room (Used As Second Bedroom) In Each Unit. Owner's Unit (R), Tenants on (L), New Carpet, Separate Utilities Gas & Electric, Natural Gas Forced Hot Air Heat & Hot Water, Full Walk Up Attic, Full Basement, Fully Fenced Rear Yard, Assumable Leased Solar, Public Water & Sewer, Off Street Parking For Both Units, Schenectady Schools, Taxes W/O Exemptions.

27. 2024-03-06
    historical 530-char remark

    Show marketing remark (530 chars)

    Side By Side Schenectady Duplex, Close To Bus Line & All Amenities, Both Units Are First Floor. Kitchen, Dining Room, Living Room, Bedroom, Full Bath & Bonus Room (Used As Second Bedroom) In Each Unit. Owner's Unit (R), Tenants on (L), New Carpet, Separate Utilities Gas & Electric, Natural Gas Forced Hot Air Heat & Hot Water, Full Walk Up Attic, Full Basement, Fully Fenced Rear Yard, Assumable Leased Solar, Public Water & Sewer, Off Street Parking For Both Units, Schenectady Schools, Taxes W/O Exemptions.

28. 2023-12-11
    listed $169,900 Active 530-char remark

    Show marketing remark (530 chars)

    Side By Side Schenectady Duplex, Close To Bus Line & All Amenities, Both Units Are First Floor. Kitchen, Dining Room, Living Room, Bedroom, Full Bath & Bonus Room (Used As Second Bedroom) In Each Unit. Owner's Unit (R), Tenants on (L), New Carpet, Separate Utilities Gas & Electric, Natural Gas Forced Hot Air Heat & Hot Water, Full Walk Up Attic, Full Basement, Fully Fenced Rear Yard, Assumable Leased Solar, Public Water & Sewer, Off Street Parking For Both Units, Schenectady Schools, Taxes W/O Exemptions.

29. 2023-01-24
    historical
30. 2022-11-10
    listed $149,900 Active

ⓘ 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: $6,913 · $576/mo
• Projected year-2 tax: $6,913 · $576/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $35,652
• − Mortgage interest: −$17,085
• − Property taxes: −$6,913
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − Depreciation: −$8,873
• Taxable loss: −$4,448
• Est. tax savings @ 24.0%: +$1,067
• After-tax cash flow: $1,601/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
• Population (ZIP): 22,027

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 52% Black 17% Two or more races 13% Asian 10% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 2%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 1%
• Foreign-born: 16% · Canada, China, South Korea
• Languages at home: 89% English-only · Other Indo-European 5% Spanish 4% 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: ▼ -113.18%
• Current HPI: 331.0288
• 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

+106.8% since first listed

14 events — show timeline

• 2026-04-16 Relisted — Global MLS
• 2026-03-11 Pending — Global MLS
• 2026-02-06 Price Changed $310,000 Global MLS
• 2026-01-06 Listed $320,000 Global MLS
• 2024-10-25 Sold (Public Records) $162,000 Public Records
• 2024-10-04 Sold (MLS) $162,000 Global MLS
• 2024-07-12 Pending — Global MLS
• 2024-07-01 Relisted — Global MLS
• 2024-06-07 Relisted — Global MLS
• 2024-03-06 Pending — Global MLS
• 2024-03-06 Listing Removed — Global MLS
• 2023-12-11 Listed $169,900 Global MLS
• 2023-01-24 Listing Removed — Global MLS
• 2022-11-10 Listed $149,900 Global MLS

Property tax history

+5.4%/yr

Latest (2025): $6,913 · +56.5% YoY. Source: county tax records.