5434 Western Tpke · Duanesburg, NY 12056

$174,900

4 bd · 2.0 ba · 2,160 sqft · MultiFamily public records · 39 Days on market

Built 1960 1.04 ac lot $81/sqft · 65% below area Est $207k · 16% under ↓ 7% since listing

---

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
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great starter or retirement home. Convenient access to Capital District.

Key facts

• 1.04 acre lot
• Garage
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% 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.
• 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 $19k of equity ($1k loan paydown + $17k 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 $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.37% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.88%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $207,075
• List price: $174,900
• Delta: -15.54%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.8%
• Equity multiple: 3.84×
• Total profit: $139,167
• Equity at exit: $157,564

10-year hold

• IRR: 31.7%
• Equity multiple: 8.67×
• Total profit: $375,392
• Equity at exit: $339,792

Cash invested: $48,972 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,402 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $689

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 66%

Sensitivity live

Price	-10% $810	-5% $749	+0% $689	+5% $628	+10% $568
Rent	-10% $499	-5% $594	+0% $689	+5% $784	+10% $879
Rate	-1.0pp $777	-0.5pp $733	base $689	+0.5pp $644	+1.0pp $597

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,402
Total (2 units)			$2,402

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   status Pending 72-char remark

   Show marketing remark (189 chars)

   Great starter or retirement home. New well in 2024. Septic pumped and inspected in April 2026. Outside needs some siding work. Perfect for handyman.. Convenient access to Capital District.

2. 2026-05-08
   status Pending 189-char remark

   Show marketing remark (189 chars)

   Great starter or retirement home. New well in 2024. Septic pumped and inspected in April 2026. Outside needs some siding work. Perfect for handyman.. Convenient access to Capital District.

3. 2026-04-20
   price $174,900 72-char remark

   Show marketing remark (189 chars)

   Great starter or retirement home. New well in 2024. Septic pumped and inspected in April 2026. Outside needs some siding work. Perfect for handyman.. Convenient access to Capital District.

4. 2026-04-20
   price $174,900 189-char remark

   Show marketing remark (189 chars)

   Great starter or retirement home. New well in 2024. Septic pumped and inspected in April 2026. Outside needs some siding work. Perfect for handyman.. Convenient access to Capital District.

5. 2026-04-02
   listed $189,000 Active 72-char remark

   Show marketing remark (72 chars)

   Great starter or retirement home. Convenient access to Capital District.

6. 2026-03-30
   listed $189,000 Active 189-char remark

   Show marketing remark (189 chars)

   Great starter or retirement home. New well in 2024. Septic pumped and inspected in April 2026. Outside needs some siding work. Perfect for handyman.. Convenient access to Capital District.

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

Taxation est. · year 1

• Rental income: $28,824
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − Depreciation: −$5,088
• Taxable income: $5,829
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $6,868/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

-7.5% since first listed

6 events — show timeline

• 2026-05-08 Pending — UNYREIS
• 2026-05-08 Pending — Global MLS
• 2026-04-20 Price Changed $174,900 UNYREIS
• 2026-04-20 Price Changed $174,900 Global MLS
• 2026-04-02 Listed $189,000 UNYREIS
• 2026-03-30 Listed $189,000 Global MLS

Property tax history

+1.5%/yr

Latest (2022): $10,168 · +6.0% YoY. Source: county tax records.