1214 5th Ave · Schenectady, NY 12303

$167,500

3 bd · 2.0 ba · 1,168 sqft · MultiFamily public records · 6 Days on market

Built 1940 3,484 sqft lot

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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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.1/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Separate utilities. Downstairs is vacant. Includes range & refrigerator up and down. Immediate possession. Easy to show - 2 family investment or owner occupied. Also could be used as single family w/ in-law or as a single family 3 bedroom, 2 bath.

Key facts

• 3,484 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• Financial info: Multi-family property with 2 units; Tenants pay electricity and gas; Owner pays water, sewer and trash collection

Exterior

• Parking: Driveway with space for 2 vehicles
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; 100 Amp electrical service
• Home design: Duplex; Two-story (contains units on multiple floors); Stone foundation; Asphalt roof; Lot dimensions approximately 34 x 101
• Construction: Aluminum and vinyl siding
• Exterior features: Front porch, rear porch and covered porch; Level lot; Shed(s)

Interior

• Kitchen: Unit 1: 1 kitchen (1st floor); Unit 2: 1 kitchen (2nd floor)
• Bedrooms: Unit 1: 2 bedrooms (1st floor); Unit 2: 1 bedroom (2nd floor)
• Bathrooms: 2 full bathrooms total; Unit 1: 1 full bath (1st floor); Unit 2: 1 full bath (2nd floor)
• Heating & cooling: Baseboard heating; Electric heating; Forced air; Natural gas heating; 100 Amp electric service
• Interior features: Full basement; Smoke and carbon monoxide detectors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $168k.

Deal economics

• At list price, monthly cash flow is $6 ($71/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (3.8% below list).
• Recommended offer: $161k (3.8% below list) — sets the bar for 1% rule.

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: 164 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,057 (3.8% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $88,768
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1411 5th Ave	0.18mi	4/2.0 (+1)	1,248 (+7%)	24mo	$95,000	$76	55
956 Strong St	0.72mi	4/2.0 (+1)	1,280 (+10%)	18mo	$70,000	$55	31

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-26,674
• Equity at exit: $24,975

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-22,372
• Equity at exit: $14,482

Cash invested: $46,900 (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: 164
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$878
• Tax from tax record: −$318 /mo · $3,819/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $6

Break-even live

Break-even rent $1,603

Max offer price $167,500

Occupancy floor 95%

Sensitivity live

Price	-10% $101	-5% $53	+0% $6	+5% $-41	+10% $-89
Rent	-10% $-121	-5% $-58	+0% $6	+5% $70	+10% $133
Rate	-1.0pp $90	-0.5pp $49	base $6	+0.5pp $-37	+1.0pp $-82

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	15d	1	0.18mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	45d	1	0.19mi
1121 10th Ave Schenectady, NY	2.0	1.0	800	$1,250	$1.56	24d	1	0.48mi
418 Third St Schenectady, NY	3.0	1.0	1000	$2,200	$2.20	15d	1	0.67mi
1826 Campbell Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	15d	1	0.70mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	24d	1	0.73mi
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	20d	1	0.75mi
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	15d	1	0.81mi
922 State St Schenectady, NY	1.0–2.0	1.0	855	$1,390	$1.63	15d	6	1.03mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$1,515	$1.47	15d	9	1.10mi
409 State St Schenectady, NY	2.0	1.0	1000	$1,200	$1.20	20d	1	1.14mi
23 Hawk St Schenectady, NY	2.0	1.0	920	$1,500	$1.63	20d	1	1.18mi
1729 Ferguson St Schenectady, NY	2.0	1.0	850	$1,730	$2.04	15d	1	1.19mi
13 State St Schenectady, NY	1.0–2.0	1.0	923	$1,768	$1.92	15d	1	1.22mi
611 Cramer Ave Schenectady, NY	3.0	1.0	1100	$2,295	$2.09	15d	1	1.29mi
126 Prospect St Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	24d	1	1.36mi
120 De Graff St Schenectady, NY	4.0	1.0	1022	$1,600	$1.57	45d	1	1.38mi
762 Eastern Ave Schenectady, NY	2.0	1.0	1119	$1,400	$1.25	24d	1	1.44mi

Listing history 5 events

1. 2026-06-21
   days on market $167,500 Active 6 DOM
2. 2026-06-18
   days on market $167,500 Active 3 DOM
3. 2026-06-17
   days on market $167,500 Active 2 DOM
4. 2026-06-15
   remarks 249-char remark
5. 2026-06-15
   listed $167,500 Active 1 DOM

ⓘ 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: $3,819 · $318/mo
• Projected year-2 tax: $3,819 · $318/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) · 73% 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: $19,327
• − Mortgage interest: −$9,383
• − Property taxes: −$3,819
• − Insurance: −$838
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,873
• Taxable loss: −$2,677
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $714/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

1 event — show timeline

• 2026-06-14 Listed $167,500 Global MLS

Property tax history

+1.3%/yr

Latest (2025): $3,819 · +4.9% YoY. Source: county tax records.