2026 Euclid Ave · Schenectady, NY 12306

$219,000

3 bd · 2.0 ba · 1,472 sqft · MultiFamily public records · 70 Days on market

Built 1915 4,356 sqft lot Est $206k · 6% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.7/15.0
• 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

WELL MAINTAINED TWO FAMILY, ALWAYS RENTED. CONVENIENT LOCATION. CALL 452-3540 TO SHOW -- Very Good Condition

Key facts

• 4,356 sq ft lot
• 4 parking spots
• Built 1915

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $219k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $609/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $219k).
• Recommended offer: $206k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 6.3% in Schenectady — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 181 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $7k 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 $61k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $40k; list at $219k implies a 447% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.68% ✓
• Cap rate: 12.97%
• Cash-on-cash: 23.83%
• DSCR: 2.06
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $206,080
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
954 Cleveland Ave	0.48mi	3/2.0	1,541 (+5%)	8mo	$212,000	$138	64
1909 Euclid Ave	0.14mi	4/2.0 (+1)	1,650 (+12%)	12mo	$231,500	$140	58
2857-2859 Plunkett Ave	0.67mi	3/2.0	1,476 (+0%)	14mo	$220,000	$149	57
2138 Neil St	0.46mi	3/2.0	1,356 (-8%)	12mo	$260,000	$192	56
1930 Guilderland Ave Ave	0.14mi	2/3.0 (-1)	1,600 (+9%)	20mo	$270,000	$169	53
760 Bailey St	0.51mi	4/2.0 (+1)	1,536 (+4%)	15mo	$190,000	$124	52
1320 4th Ave	0.65mi	4/2.0 (+1)	1,564 (+6%)	4mo	$242,250	$155	51
1818 Jerome Ave	0.34mi	3/2.0	1,596 (+8%)	24mo	$215,000	$135	50
2324 Williams St	0.41mi	3/2.0	1,342 (-9%)	22mo	$200,000	$149	48
1021-1023 Congress St	0.62mi	4/2.0 (+1)	1,360 (-8%)	24mo	$139,000	$102	33
1226 2nd Ave	0.71mi	4/2.0 (+1)	1,660 (+13%)	10mo	$115,000	$69	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: 17.1%
• Equity multiple: 1.69×
• Total profit: $42,231
• Equity at exit: $32,654

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $137,305
• Equity at exit: $18,935

Cash invested: $61,320 (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: 9.9×

Monthly cashflow live

• Estimated rent: $3,681 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$451 /mo · $5,407/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$773
• Net cashflow: $1,218

Break-even live

Break-even rent $2,140

Max offer price $219,000

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,680
Total (2 units)			$3,681

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	19d	1	0.03mi
418 Third St Schenectady, NY	3.0	1.0	1000	$2,200	$2.20	13d	1	0.24mi
1826 Campbell Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	13d	1	0.25mi
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	13d	1	0.27mi
909 Vischer Ave Schenectady, NY	3.0	1.5	1512	$1,995	$1.32	13d	1	0.49mi
611 Cramer Ave Schenectady, NY	3.0	1.0	1100	$2,295	$2.09	13d	1	0.61mi
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	14d	1	0.81mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	43d	1	0.82mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	23d	1	1.40mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$1,515	$1.47	13d	9	1.40mi
105 Long Pond Dr Schenectady, NY	1.0–2.0	1.0–2.0	925	$1,900	$2.05	13d	1	1.40mi

Listing history 11 events

1. 2025-02-21
   status Pending
2. 2025-01-12
   status Active
3. 2025-01-05
   status Pending
4. 2024-12-26
   status Active
5. 2024-12-10
   status Pending
6. 2024-11-17
   listed $219,000 Active
7. 2003-03-28
   soldstatus $40,000
8. 2003-03-26
   soldstatus $40,000 108-char remark

   Show marketing remark (108 chars)

   WELL MAINTAINED TWO FAMILY, ALWAYS RENTED. CONVENIENT LOCATION. CALL 452-3540 TO SHOW -- Very Good Condition

9. 2003-02-01
   historical 108-char remark

   Show marketing remark (108 chars)

   WELL MAINTAINED TWO FAMILY, ALWAYS RENTED. CONVENIENT LOCATION. CALL 452-3540 TO SHOW -- Very Good Condition

10. 2003-01-27
    listed $42,900 108-char remark

    Show marketing remark (108 chars)

    WELL MAINTAINED TWO FAMILY, ALWAYS RENTED. CONVENIENT LOCATION. CALL 452-3540 TO SHOW -- Very Good Condition

11. 1997-10-15
    soldstatus $26,500

ⓘ 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: $5,407 · $451/mo
• Projected year-2 tax: $5,407 · $451/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $44,172
• − Mortgage interest: −$12,267
• − Property taxes: −$5,407
• − Insurance: −$1,095
• − Repairs & maintenance: −$3,534
• − Management: −$3,534
• − Depreciation: −$6,371
• Taxable income: $11,964
• Est. tax owed @ 24.0%: −$2,871
• After-tax cash flow: $11,741/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): 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

+726.4% since first listed

11 events — show timeline

• 2025-02-21 Pending — Global MLS
• 2025-01-12 Relisted — Global MLS
• 2025-01-05 Pending — Global MLS
• 2024-12-26 Relisted — Global MLS
• 2024-12-10 Pending — Global MLS
• 2024-11-17 Listed $219,000 Global MLS
• 2003-03-28 Sold (Public Records) $40,000 Public Records
• 2003-03-26 Sold (MLS) $40,000 Global MLS
• 2003-02-01 Listing Removed — Global MLS
• 2003-01-27 Listed $42,900 Global MLS
• 1997-10-15 Sold (Public Records) $26,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $5,407 · +2.7% YoY. Source: county tax records.