327 Manchester Rd · Schenectady, NY 12304

$184,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 7 Days on market

Built 1950 9,147 sqft lot Est $209k · 12% under

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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 +14.6/30.0
• ARV discount +12.7/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• 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

Listing remarks

Welcome home to this 3-bedroom, 1-bath ranch situated on a spacious lot. This move-in ready home features a bright living room, an eat-in kitchen, and easy one-floor living. The partially finished basement provides additional living space. Outside, enjoy a large backyard perfect for entertaining, gardening, or play, along with a storage shed for added convenience. Conveniently located near shopping, dining, schools, and major roadways, this home offers comfort, functionality, and great value.

Key facts

• Large backyard
• Storage shed
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• LARGE BACKYARD
• STORAGE SHED
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Carport with space for 4 vehicles total
• Utilities: Public water; Public sewer
• Home design: Single family residence; Living area reported (below-grade finished area noted separately)
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Paved driveway; Fenced yard; Shed(s)

Interior

• Kitchen: Gas oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Full basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $45 ($536/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 $167k (9.8% below list).
• Recommended offer: $167k (9.8% 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: Woodlawn Elementary School (math 27% / reading 47%, grade F, #1,519 of 2,108 statewide, top 74%, 463 students, 72% FRL); Mont Pleasant Middle School (math 2% / reading 27%, grade F, #704 of 729 statewide, top 98%, 671 students, 81% FRL); Schenectady High School (math 75% / reading 90%, grade A, #446 of 1,100 statewide, top 41%, 2,743 students, 71% FRL).
• Market conditions: 107 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,760 (9.8% below list)

Questions for the listing agent

1. Built in 1950 — 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.90% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $209,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
435 Gifford Rd	0.16mi	3/1.0	864 (0%)	2mo	$139,999	$162	91
247 Chiswell Rd	0.10mi	2/1.0 (-1)	875 (+1%)	2mo	$221,500	$253	86
2016 State St	0.43mi	3/1.0	864 (0%)	2mo	$80,000	$93	78
477 Bradford Rd	0.22mi	2/1.0 (-1)	840 (-3%)	6mo	$215,000	$256	75
3342 Mcdonald Ave	0.35mi	3/1.0	864 (0%)	11mo	$181,000	$209	75
3269 Maryvale Dr	0.07mi	2/1.5 (-1)	896 (+4%)	14mo	$217,000	$242	72
19 Shirley Dr	0.51mi	3/1.0	884 (+2%)	13mo	$228,500	$258	62
3078 Albany St	0.33mi	2/1.5 (-1)	894 (+4%)	16mo	$190,000	$213	58
3339 Woodlawn Ave	0.25mi	4/1.5 (+1)	936 (+8%)	11mo	$180,000	$192	58
75 Shirley Dr	0.59mi	2/1.0 (-1)	900 (+4%)	8mo	$257,500	$286	54
140 Lorraine Ave	0.71mi	2/1.0 (-1)	912 (+6%)	15mo	$235,000	$258	40
40 Lorraine Ave	0.54mi	2/1.5 (-1)	990 (+15%)	14mo	$153,470	$155	32

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-27,096
• Equity at exit: $27,569

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-19,844
• Equity at exit: $15,987

Cash invested: $51,772 (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: 107
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $45

Break-even live

Break-even rent $1,611

Max offer price $184,900

Occupancy floor 92%

Sensitivity live

Price	-10% $149	-5% $97	+0% $45	+5% $-8	+10% $-60
Rent	-10% $-87	-5% $-21	+0% $45	+5% $111	+10% $176
Rate	-1.0pp $138	-0.5pp $92	base $45	+0.5pp $-3	+1.0pp $-52

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4208 Court Royale Schenectady, NY	2.0	1.0	860	$1,590	$1.85	15d	1	0.40mi
4219 Menga Dr Schenectady, NY	2.0	1.0	865	$1,775	$2.05	16d	1	0.40mi
103 Kings Rd Unit 106 Schenectady, NY	2.0	2.0	1100	$1,450	$1.32	16d	1	0.58mi
66 Cordell Rd Schenectady, NY	2.0	1.0	744	$1,900	$2.55	45d	1	0.90mi

Listing history 6 events

1. 2026-06-10
   status $184,900 Pending 7 DOM
2. 2026-06-09
   days on market $184,900 Active 7 DOM
3. 2026-06-08
   days on market $184,900 Active 6 DOM
4. 2026-06-07
   days on market $184,900 Active 5 DOM
5. 2026-06-03
   remarks 497-char remark
6. 2026-06-03
   listed $184,900 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: $2,713 · $226/mo
• Projected year-2 tax: $2,919 · $243/mo
• Expected delta: +$206/yr (+$17/mo · 7.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,011
• − Mortgage interest: −$10,357
• − Property taxes: −$2,713
• − Insurance: −$924
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$5,379
• Taxable loss: −$2,564
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $1,151/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
• City population: 141,369
• 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

1 event — show timeline

• 2026-06-02 Listed $184,900 Global MLS

Property tax history

-4.2%/yr

Latest (2025): $2,713 · -26.2% YoY. Source: county tax records.