29 Harris Ave · Mechanicville, NY 12118

$299,900

5 bd · 1.0 ba · 2,144 sqft · SingleFamily public records · 56 Days on market

Built 1954 8,276 sqft lot $140/sqft · 17% below area Est $359k · 17% under

---

Why this score? — see what drove the C- 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 +14.9/15.0
• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy homeownership for less than renting! Spacious rooms. Second floor has plenty of space for a second bath. New water heater 2012. Well cared for home. Move in and add your own touches. Gas hot air heat on first floor, electric baseboard heat on second floor. $126/month total average utilities. Taxes include $607 STAR exemption. Very Good Condition

Key facts

• Large basement
• 1st floor bedrooms
• Backyard space

Tags

• 1ST FLOOR BEDROOMS
• UPDATED BATHROOM
• LARGE BASEMENT
• BACKYARD SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Tax information available (details not included per instructions)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Living area includes finished below-grade space
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Front porch

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Four bedrooms (three on the first floor, one on the second floor)
• Flooring: Vinyl; Ceramic tile; Laminate
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Ceramic tile bath; Wood-burning fireplace; 8 total rooms
• Laundry & utility: Washer and dryer in basement; Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.3% below list).
• Recommended offer: $236k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 1.9% in Mechanicville — 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 67/100 on livability (#568 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: amenities C-, crime D+, employment D.
• Mechanicville City School District (rural): math 57% / reading 57% proficiency, ranked #270 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 144 active listings in the ZIP; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $127k; list at $300k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,044 (21.3% 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 56 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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. 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 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: 0.79% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $359,196
• List price: $299,900
• Delta: -16.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
162 S Main St	0.19mi	4/2.0 (-1)	2,072 (-3%)	8mo	$383,000	$185	70
208-210 S Second Ave	0.19mi	4/2.0 (-1)	2,180 (+2%)	12mo	$285,000	$131	69
4 Pawling Ave	0.34mi	4/3.0 (-1)	2,000 (-7%)	8mo	$500,000	$250	53
204 N 2nd Ave	0.47mi	4/1.5 (-1)	2,248 (+5%)	12mo	$360,000	$160	52
92 N Pearl St	0.73mi	6/2.0 (+1)	2,214 (+3%)	10mo	$215,000	$97	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $149,063
• Equity at exit: $270,174

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $450,317
• Equity at exit: $582,640

Cash invested: $83,972 (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 12118

• Home prices YoY: 8.3%
• Active inventory: 144
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,360 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$392 /mo · $4,702/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-225

Break-even live

Break-even rent $2,645

Max offer price $260,192

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-140	+0% $-225	+5% $-310	+10% $-395
Rent	-10% $-411	-5% $-318	+0% $-225	+5% $-132	+10% $-38
Rate	-1.0pp $-74	-0.5pp $-148	base $-225	+0.5pp $-302	+1.0pp $-382

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $299,900 Active 56 DOM
2. 2026-06-17
   days on market $299,900 Active 55 DOM
3. 2026-06-16
   days on market $299,900 Active 54 DOM
4. 2026-06-15
   days on market $299,900 Active 53 DOM
5. 2026-06-14
   days on market $299,900 Active 51 DOM
6. 2026-06-13
   pricedays on market $299,900 Active 50 DOM
7. 2026-06-10
   days on market $310,000 Active 48 DOM
8. 2026-06-09
   days on market $310,000 Active 47 DOM
9. 2026-06-08
   days on market $310,000 Active 46 DOM
10. 2026-06-07
    days on market $310,000 Active 45 DOM
11. 2026-06-05
    days on market $310,000 Active 42 DOM
12. 2026-06-03
    days on market $310,000 Active 41 DOM
13. 2026-06-02
    days on market $310,000 Active 40 DOM
14. 2026-06-01
    days on market $310,000 Active 39 DOM
15. 2026-05-31
    days on market $310,000 Active 38 DOM
16. 2026-05-31
    days on market $310,000 Active 37 DOM
17. 2026-04-22
    listed $315,000 Active 708-char remark
18. 2013-12-31
    soldstatus $127,400
19. 2013-12-13
    soldstatus $127,400 361-char remark

    Show marketing remark (361 chars)

    Enjoy homeownership for less than renting! Spacious rooms. Second floor has plenty of space for a second bath. New water heater 2012. Well cared for home. Move in and add your own touches. Gas hot air heat on first floor, electric baseboard heat on second floor. $126/month total average utilities. Taxes include $607 STAR exemption. Very Good Condition

20. 2013-10-16
    historical 361-char remark

    Show marketing remark (361 chars)

    Enjoy homeownership for less than renting! Spacious rooms. Second floor has plenty of space for a second bath. New water heater 2012. Well cared for home. Move in and add your own touches. Gas hot air heat on first floor, electric baseboard heat on second floor. $126/month total average utilities. Taxes include $607 STAR exemption. Very Good Condition

21. 2013-08-16
    listed $129,900 361-char remark

    Show marketing remark (361 chars)

    Enjoy homeownership for less than renting! Spacious rooms. Second floor has plenty of space for a second bath. New water heater 2012. Well cared for home. Move in and add your own touches. Gas hot air heat on first floor, electric baseboard heat on second floor. $126/month total average utilities. Taxes include $607 STAR exemption. Very Good Condition

ⓘ 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: $4,702 · $392/mo
• Projected year-2 tax: $4,885 · $407/mo
• Expected delta: +$183/yr (+$15/mo · 3.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,325
• − Mortgage interest: −$16,799
• − Property taxes: −$4,702
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$8,724
• Taxable loss: −$7,932
• Est. tax savings @ 24.0%: +$1,904
• After-tax cash flow: $-794/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: Mechanicville City School District
• NCES district ID: 3618900
• Math proficiency: 57% ▼ -3.00%
• Reading proficiency: 57% ▲ 5.00%
• Median HH income: $57,701
• Composite: 49.33/100
• National rank: #2021
• State rank: #270 of 590 in NY

Livability — Mechanicville

• Score: 67/100
• State rank: #568
• US rank: #10227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mechanicville, NY
• County: Saratoga County · 166,192 people
• City population: 17,069
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.43%
• Current HPI: 343.9893
• 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

+130.9% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $299,900 Global MLS
• 2026-05-26 Price Changed $310,000 Global MLS
• 2026-04-22 Listed $315,000 Global MLS
• 2013-12-31 Sold (Public Records) $127,400 Public Records
• 2013-12-13 Sold (MLS) $127,400 Global MLS
• 2013-10-16 Listing Removed — Global MLS
• 2013-08-16 Listed $129,900 Global MLS

Property tax history

+2.1%/yr

Latest (2025): $4,702 · +189.9% YoY. Source: county tax records.