1075 Pleasant St · Schenectady, NY 12303

$214,900

6 bd · 2.0 ba · 2,120 sqft · MultiFamily public records · 21 Days on market

Built 1920 4,791 sqft lot $101/sqft · 42% below area Est $370k · 42% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Turnkey Rental Property in Booming Schenectady! Nice 2 family with large deep lot with shed and vegetable garden and perennial gardens Separate utilities paid by tenants. Large clean basement and full walk up attic. A perfect owner occupy or investment. Front and rear enclosed porches and fenced yard. Showingtime for showings! Very Good Condition

Key facts

• 4,791 sq ft lot
• Built 1920
• Listed 21 days

Property features AI

Finance

• Other: Property on a 0.11-acre lot
• Financial info: Tenant pays heat, electricity, and gas
• HOA & community: No HOA details provided

Exterior

• Parking: No parking details provided
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex; 2,120 living area; Slab foundation
• Construction: Aluminum siding; Vinyl siding; Slate roof
• Exterior features: Porch

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 3 bedrooms
• Flooring: Tile; Carpet; Hardwood
• Bathrooms: 2 full bathrooms total (one on the 1st level and one on the 2nd level); Each unit has 1 full bath
• Heating & cooling: Baseboard heating; Forced air; Hot water heating; Natural gas
• Interior features: Built-in features; Full basement
• Laundry & utility: No specific laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive. Per door: $398/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Recommended offer: $212k (1.5% 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: 161 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $38k; list at $215k implies a 473% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,676 (1.5% below list)

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. Built in 1920 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.46% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 5.7

CMA / ARV

• ARV (median comp): $370,084
• List price: $214,900
• Delta: -41.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 9th Ave	0.24mi	6/3.0	2,112 (-0%)	3mo	$247,500	$117	82
1235 Crane St	0.20mi	6/2.0	2,236 (+6%)	6mo	$238,500	$107	77
1228 Crane St	0.17mi	5/3.0 (-1)	2,154 (+2%)	5mo	$260,000	$121	76
913-915 Bridge St	0.34mi	5/2.0 (-1)	2,056 (-3%)	10mo	$315,000	$153	66
553 Mumford St	0.56mi	6/2.0	2,200 (+4%)	13mo	$230,000	$105	56
1004 Cutler St	0.31mi	5/2.5 (-1)	1,980 (-7%)	14mo	$299,000	$151	56
903 Lincoln Ave	0.69mi	6/2.0	2,078 (-2%)	13mo	$216,300	$104	54
1491 Broadway	0.62mi	5/2.0 (-1)	2,072 (-2%)	12mo	$44,575	$22	52
810 Francis Ave	0.33mi	7/2.0 (+1)	2,360 (+11%)	11mo	$165,000	$70	52
1933 Wabash Ave	0.73mi	6/2.0	2,320 (+9%)	2mo	$275,000	$119	49
1549 Chrisler Ave	0.62mi	6/2.0	2,400 (+13%)	13mo	$220,307	$92	38
1918 Euclid Ave	0.72mi	5/2.0 (-1)	2,412 (+14%)	13mo	$213,000	$88	28

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: 6.8%
• Equity multiple: 1.27×
• Total profit: $16,064
• Equity at exit: $32,042

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $79,972
• Equity at exit: $18,581

Cash invested: $60,172 (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 12303

• Active inventory: 161
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,131 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$461 /mo · $5,527/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $796

Break-even live

Break-even rent $2,123

Max offer price $214,900

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,130
Total (2 units)			$3,131

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-09
   status $214,900 Pending 21 DOM
2. 2026-06-08
   days on market $214,900 Active 21 DOM
3. 2026-06-07
   days on market $214,900 Active 20 DOM
4. 2026-06-03
   days on market $214,900 Active 16 DOM
5. 2026-06-02
   days on market $214,900 Active 15 DOM
6. 2026-06-01
   days on market $214,900 Active 14 DOM
7. 2026-05-31
   days on market $214,900 Active 13 DOM
8. 2026-05-31
   days on market $214,900 Active 12 DOM
9. 2026-05-07
   status Pending 238-char remark
10. 2026-04-28
    listed $214,900 Active 238-char remark
11. 2026-03-24
    historical Contingent
12. 2026-03-24
    historical
13. 2026-03-03
    listed $214,900 Active
14. 2018-07-12
    soldstatus $37,500
15. 2018-07-09
    soldstatus $37,500 Closed (Final Sale)

    Show marketing remark (348 chars)

    Turnkey Rental Property in Booming Schenectady! Nice 2 family with large deep lot with shed and vegetable garden and perennial gardens Separate utilities paid by tenants. Large clean basement and full walk up attic. A perfect owner occupy or investment. Front and rear enclosed porches and fenced yard. Showingtime for showings! Very Good Condition

16. 2018-05-24
    status Pend (Under Cntr)

    Show marketing remark (348 chars)

    Turnkey Rental Property in Booming Schenectady! Nice 2 family with large deep lot with shed and vegetable garden and perennial gardens Separate utilities paid by tenants. Large clean basement and full walk up attic. A perfect owner occupy or investment. Front and rear enclosed porches and fenced yard. Showingtime for showings! Very Good Condition

17. 2018-05-16
    price $49,900

    Show marketing remark (348 chars)

    Turnkey Rental Property in Booming Schenectady! Nice 2 family with large deep lot with shed and vegetable garden and perennial gardens Separate utilities paid by tenants. Large clean basement and full walk up attic. A perfect owner occupy or investment. Front and rear enclosed porches and fenced yard. Showingtime for showings! Very Good Condition

18. 2018-05-08
    price $54,900

    Show marketing remark (348 chars)

    Turnkey Rental Property in Booming Schenectady! Nice 2 family with large deep lot with shed and vegetable garden and perennial gardens Separate utilities paid by tenants. Large clean basement and full walk up attic. A perfect owner occupy or investment. Front and rear enclosed porches and fenced yard. Showingtime for showings! Very Good Condition

19. 2018-04-12
    price $58,900

    Show marketing remark (348 chars)

    Turnkey Rental Property in Booming Schenectady! Nice 2 family with large deep lot with shed and vegetable garden and perennial gardens Separate utilities paid by tenants. Large clean basement and full walk up attic. A perfect owner occupy or investment. Front and rear enclosed porches and fenced yard. Showingtime for showings! Very Good Condition

20. 2018-04-09
    listed $68,900 New

    Show marketing remark (348 chars)

    Turnkey Rental Property in Booming Schenectady! Nice 2 family with large deep lot with shed and vegetable garden and perennial gardens Separate utilities paid by tenants. Large clean basement and full walk up attic. A perfect owner occupy or investment. Front and rear enclosed porches and fenced yard. Showingtime for showings! Very Good Condition

21. 2016-01-01
    historical
22. 2015-10-21
    price $40,000
23. 2015-10-21
    status Active
24. 2015-10-16
    historical
25. 2015-09-10
    listed $50,000 Active
26. 2014-01-01
    historical
27. 2013-07-17
    listed $57,000
28. 1993-01-14
    soldstatus $65,000

ⓘ 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: $5,527 · $461/mo
• Projected year-2 tax: $5,527 · $461/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $37,572
• − Mortgage interest: −$12,038
• − Property taxes: −$5,527
• − Insurance: −$1,074
• − Repairs & maintenance: −$3,006
• − Management: −$3,006
• − Depreciation: −$6,252
• Taxable income: $6,669
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $7,956/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
• County: Schenectady County · 141,369 people
• City population: 141,369
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 29,360
• Household income: $84,375
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1318.0

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 (66%)
• Race & ethnicity: White 66% Two or more races 11% Black 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -151.01%
• Current HPI: 280.3886
• 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

+230.6% since first listed

22 events — show timeline

• 2026-06-08 Pending — Global MLS
• 2026-05-27 Relisted — Global MLS
• 2026-05-07 Pending — Global MLS
• 2026-04-28 Listed $214,900 Global MLS
• 2026-03-24 Contingent — Global MLS
• 2026-03-24 Listing Removed — Global MLS
• 2026-03-03 Listed $214,900 Global MLS
• 2018-07-12 Sold (Public Records) $37,500 Public Records
• 2018-07-09 Sold (MLS) $37,500 Global MLS
• 2018-05-24 Pending — Global MLS
• 2018-05-16 Price Changed $49,900 Global MLS
• 2018-05-08 Price Changed $54,900 Global MLS
• 2018-04-12 Price Changed $58,900 Global MLS
• 2018-04-09 Listed $68,900 Global MLS
• 2016-01-01 Listing Removed — Global MLS
• 2015-10-21 Price Changed $40,000 Global MLS
• 2015-10-21 Relisted — Global MLS
• 2015-10-16 Listing Removed — Global MLS
• 2015-09-10 Listed $50,000 Global MLS
• 2014-01-01 Listing Removed — Global MLS
• 2013-07-17 Listed $57,000 Global MLS
• 1993-01-14 Sold (Public Records) $65,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $5,527 · +4.6% YoY. Source: county tax records.