3206 Guilderland Ave · Rotterdam, NY 12306

$550,000

6 bd · 3.0 ba · 4,180 sqft · MultiFamily public records · 33 Days on market

Built 1960 0.47 ac lot $132/sqft · at area comps Est $531k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +5.9/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Exceptional opportunity in the Mohonasen School District! This spacious 3-family property in Rotterdam offers over 4,000 sq ft of versatile living space, ideal for owner-occupants, investors, multi-generational living, or small business owners. The large first-floor unit is perfectly suited for owner occupancy, featuring a large updated eat-in kitchen, four bedrooms, and 1.5 baths--offering the feel and space of a single-family home. Upstairs, you'll find two additional units (a 2-bedroom/1-bath and a 1-bedroom/1-bath), each with separate utilities, providing strong income potential. Lovingly maintained by the same family, the property also includes a generous yard, shed and off-street park

Key facts

• 0.47 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Financial info: Property configured as a 3-unit multifamily (triplex) — 3 total units

Exterior

• Parking: Detached garage (1 garage space); Total of up to 6 parking spaces; Paved driveway and off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Triplex; Main road frontage approximately 67 feet
• Construction: Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Level lot with road frontage; Outbuilding on the property; Paved, off-street areas and driveway

Interior

• Kitchen: Each unit includes its own kitchen
• Bedrooms: Unit 1: 4 bedrooms (located on 1st floor); Unit 2: 2 bedrooms (located on 2nd floor); Unit 3: 1 bedroom (located on 2nd floor)
• Flooring: Vinyl; Tile; Carpet; Hardwood
• Bathrooms: Three full bathrooms; One half bathroom; Unit 1: 1 full and 1 half bath; Unit 2: 1 full bath; Unit 3: 1 full bath; Full baths located on 1st and 2nd floors
• Heating & cooling: Baseboard and forced air heating (natural gas); Window cooling units
• Interior features: Vinyl, tile, carpet and hardwood flooring; Full, unfinished basement with interior entry; Two wood-burning fireplaces (basement and family room)
• Laundry & utility: Washer and dryer hookups; Electric dryer hookup in basement and upper level

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $-2k ($-21k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (57.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (54.5% below list).
• Recommended offer: $234k (57.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#161 in NY, #2,455 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment B+; Watch: schools D+, crime F.
• Schalmont Central School District (suburban): math 51% / reading 64% proficiency, ranked #243 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 181 active listings in the ZIP; solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 33 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,422 (57.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
8. 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.
9. 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.
10. 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: 0.46% ✗
• Cap rate: 2.40%
• Cash-on-cash: -13.92%
• DSCR: 0.38
• GRM: 18.3

CMA / ARV

• ARV (median comp): $530,789
• List price: $550,000
• Delta: 3.62%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -42.6%
• Equity multiple: -0.32×
• Total profit: $-202,886
• Equity at exit: $82,007

10-year hold

• IRR: -73.4%
• Equity multiple: -1.10×
• Total profit: $-323,116
• Equity at exit: $47,554

Cash invested: $154,000 (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 12306

• Home prices YoY: -23.8%
• Active inventory: 181
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $2,503 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$650 /mo · $7,803/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-1,786

Break-even live

Break-even rent $4,764

Max offer price $234,422

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   status $550,000 Pending 33 DOM
2. 2026-06-09
   days on market $550,000 Contingent 33 DOM
3. 2026-06-08
   days on market $550,000 Contingent 32 DOM
4. 2026-06-07
   days on market $550,000 Contingent 31 DOM
5. 2026-06-05
   days on market $550,000 Contingent 28 DOM
6. 2026-06-03
   days on market $550,000 Contingent 27 DOM
7. 2026-06-02
   days on market $550,000 Contingent 26 DOM
8. 2026-06-01
   days on market $550,000 Contingent 25 DOM
9. 2026-05-31
   days on market $550,000 Contingent 24 DOM
10. 2026-05-31
    days on market $550,000 Contingent 23 DOM
11. 2026-05-07
    listed $550,000 Active 824-char remark

ⓘ 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: $7,803 · $650/mo
• Projected year-2 tax: $8,549 · $712/mo
• Expected delta: +$746/yr (+$62/mo · 9.6%)

ⓘ 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 ≥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: $30,035
• − Mortgage interest: −$30,809
• − Property taxes: −$7,803
• − Insurance: −$2,750
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$16,000
• Taxable loss: −$32,133
• Est. tax savings @ 24.0%: +$7,712
• After-tax cash flow: $-13,725/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: Schalmont Central School District
• NCES district ID: 3625980
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▲ 7.00%
• Median HH income: $72,566
• Composite: 51.11/100
• National rank: #1765
• State rank: #243 of 590 in NY

Livability — Rotterdam

• Score: 78/100
• State rank: #161
• US rank: #2455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rotterdam, NY
• County: Schenectady County · 141,369 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 27,865
• Household income: $83,202
• Rent vs Own: 31.4% rent · 68.6% own
• Severe rent burden: 629.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 8% Black 7% Hispanic / Latino 7% Asian 3%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 7% Lithuanian 5% Iranian 3%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -91.35%
• Current HPI: 292.1229
• 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

3 events — show timeline

• 2026-06-09 Pending — Global MLS
• 2026-05-23 Contingent — Global MLS
• 2026-05-07 Listed $550,000 Global MLS

Property tax history

-0.2%/yr

Latest (2025): $7,803 · +1.6% YoY. Source: county tax records.