1374 10th Ave · Schenectady, NY 12303

$275,000

6 bd · 2.0 ba · 2,545 sqft · MultiFamily · 28 Days on market

Built 1981 Good condition 1,742 sqft lot $108/sqft · 24% below area Est $364k · 24% under ↓ 27% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +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

This mixed-use commercial property in the heart of Mount Pleasant, Schenectady, may be just what you're looking for! The second floor features a ready-to-rent three-bedroom, one-bath unit, while the first floor is divided into two open spaces with a half bath—ideal for a salon, barbershop, or mini deli. With a new roof completed in 2024, this property offers endless opportunities for your business ventures. Don't miss out!

Key facts

• Open spaces
• Ready-to-rent unit
• New roof

Tags

• MIXED-USE COMMERCIAL PROPERTY
• READY-TO-RENT UNIT
• OPEN SPACES
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $275k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.6% 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: Hamilton Elementary School (math 15% / reading 24%, grade F, #1,972 of 2,108 statewide, top 94%, 419 students, 0% 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: 224 active listings in the ZIP; solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• At $4,241/mo this rent would consume 60% of the median local household income ($84k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $77k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $270,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.54% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $363,841
• List price: $275,000
• Delta: -10.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Crane St	0.26mi	7/2.0 (+1)	2,460 (-3%)	12mo	$215,000	$87	68
1235 Crane St	0.26mi	6/2.0	2,236 (-12%)	7mo	$238,500	$107	61
1005 Congress St	0.35mi	7/3.0 (+1)	2,690 (+6%)	6mo	$85,000	$32	60
1065 Willett St	0.50mi	6/2.0	2,260 (-11%)	0mo	$305,000	$135	58
1078 Forest Rd	0.59mi	6/2.0	2,520 (-1%)	16mo	$229,000	$91	57
1038 Bridge St	0.64mi	6/2.0	2,460 (-3%)	12mo	$175,000	$71	54
1026 2nd Ave	0.65mi	6/2.0	2,574 (+1%)	18mo	$185,000	$72	53
1549 Chrisler Ave	0.60mi	6/2.0	2,400 (-6%)	14mo	$220,307	$92	51
1933 Wabash Ave	0.69mi	6/2.0	2,320 (-9%)	4mo	$275,000	$119	50
1017 Hegeman St	0.68mi	5/2.0 (-1)	2,568 (+1%)	14mo	$322,000	$125	50
1918 Euclid Ave	0.71mi	5/2.0 (-1)	2,412 (-5%)	14mo	$213,000	$88	41
1942 Euclid Ave	0.73mi	6/2.0	2,220 (-13%)	13mo	$265,000	$119	34

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $47,849
• Equity at exit: $41,003

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $160,837
• Equity at exit: $23,777

Cash invested: $77,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 18 under contract
• Months of supply: 5.4 mo (19%/mo absorbed)
• Median asking: $285,000 ($123/sqft)
• Median days on market: 86 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +16.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12303

• Active inventory: 224
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $4,241 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$891
• Net cashflow: $1,450

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,544
▸ 2× units	0	0.5	$2,696
Total (3 units)			$4,241

Break-even live

Break-even rent $2,406

Max offer price $275,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,640	-5% $1,545	+0% $1,450	+5% $1,355	+10% $1,260
Rent	-10% $1,115	-5% $1,282	+0% $1,450	+5% $1,617	+10% $1,785
Rate	-1.0pp $1,588	-0.5pp $1,520	base $1,450	+0.5pp $1,379	+1.0pp $1,306

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: $68,750
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1209 Congress St Apt 2 Schenectady, NY	3.0	1.0	—	$1,700	—	93d	1	0.07mi
1320 8th Ave Schenectady, NY	2.0	1.0	924	$1,400	$1.52	15d	1	0.10mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	93d	1	0.21mi
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	63d	1	0.22mi
1121 10th Ave Schenectady, NY	2.0	1.0	800	$1,250	$1.56	72d	1	0.25mi
1485 Nelson St Schenectady, NY	1.0	1.0	590	$1,000	$1.69	93d	1	0.27mi
1124 7th Ave Unit 1124 Schenectady, NY	3.0	1.0	—	$1,425	—	93d	1	0.27mi
1066 Howard St Schenectady, NY	3.0	1.0	1108	$1,600	$1.44	15d	1	0.44mi
1070 Helderberg Ave Unit 1st Schenectady, NY	3.0	3.0	1200	$2,150	$1.79	15d	1	0.59mi
635 Crane St Schenectady, NY	2.0	1.0	1200	$1,200	$1.00	15d	1	0.66mi
885 Yorkston St Schenectady, NY	2.0	1.0	1551	$1,500	$0.97	15d	1	0.74mi
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	68d	1	0.79mi
418 Third St Schenectady, NY	3.0	1.0	1000	$2,200	$2.20	15d	1	0.82mi
1729 Ferguson St Schenectady, NY	2.0	1.0	850	$1,730	$2.04	15d	1	0.85mi
1826 Campbell Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	63d	1	0.85mi
803 Craig St Schenectady, NY	3.0	1.0	1045	$1,500	$1.44	15d	1	0.86mi
833 Grant Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	15d	1	0.89mi
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	15d	1	0.95mi
918 Delamont Ave Schenectady, NY	3.0	1.0	1192	$1,600	$1.34	72d	1	0.98mi
909 Vischer Ave Schenectady, NY	3.0	1.5	1512	$1,995	$1.32	63d	1	1.05mi
830 Vischer Ave Schenectady, NY	1.0	1.0	1000	$1,000	$1.00	63d	1	1.11mi
2000 Curry Rd Schenectady, NY	2.0	2.0	1359	$1,850	$1.36	15d	1	1.11mi
2010 Curry Rd Schenectady, NY	1.0	1.0	—	$1,095	—	93d	1	1.12mi
611 Cramer Ave Schenectady, NY	3.0	1.0	1100	$2,295	$2.09	63d	1	1.22mi
922 State St Schenectady, NY	1.0–2.0	1.0	855	$1,390	$1.63	63d	6	1.22mi
1 Chestnut St Schenectady, NY	2.0	1.0	1203	$1,600	$1.33	15d	1	1.29mi
242 Broadway Unit 304 Schenectady, NY	1.0	1.0	1067	$1,675	$1.57	15d	1	1.30mi
23 Hawk St Schenectady, NY	2.0	1.0	920	$1,500	$1.63	68d	1	1.36mi
23 Hawk St Unit 23 Hawk St1F Schenectady Schenectady, NY	2.0	1.0	—	$1,395	—	15d	1	1.36mi
71 N Brandywine Ave Schenectady, NY	1.0	1.0	—	$1,094	—	93d	1	1.41mi
192 Erie Blvd Apt 502 Schenectady, NY	1.0	1.0	915	$1,495	$1.63	63d	1	1.43mi
192 Erie Blvd Unit 508 Schenectady, NY	1.0	1.0	932	$1,715	$1.84	93d	1	1.43mi
192 Erie Blvd Unit 707 Schenectady, NY	1.0	1.0	884	$1,495	$1.69	15d	1	1.43mi
192 Erie Blvd Apt 607 Schenectady, NY	1.0	1.0	884	$1,495	$1.69	93d	1	1.43mi
192 Erie Blvd Apt 401 Schenectady, NY	1.0	1.0	819	$1,595	$1.95	93d	1	1.43mi
192 Erie Blvd Apt 706 Schenectady, NY	1.0	1.0	889	$1,600	$1.80	72d	1	1.43mi
192 Erie Blvd Schenectady, NY	1.0	1.0	895	$1,595	$1.78	70d	1	1.43mi
117 Washington Ave Schenectady, NY	2.0–4.0	1.0–2.0	1033	$867	$0.84	15d	8	1.45mi
409 State St Schenectady, NY	2.0	1.0	1000	$1,200	$1.20	68d	1	1.47mi

Property features AI

Finance

• Financial info: Triplex with 3 total unitsOwner pays gas

Exterior

• Parking: No parking details provided
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Electric with circuit breakersPublic sewerWater source: Other
• Home design: TriplexEntry levels vary by unit
• Construction: Drywall and vinyl siding exteriorBrick/mortar and combination foundationBuilt prior to or in unspecified year
• Exterior features: Shingle roofCleared lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Unit 1: 2 bedrooms (1st floor)Unit 2: 2 bedrooms (2nd floor)Unit 3: 3 bedrooms (3rd floor)
• Flooring: CarpetCeramic tileHardwoodLaminate
• Bathrooms: Total: 1 full bathroom and 2 half bathroomsFull bathroom located on 1st and 3rd floorsHalf bathrooms located on 2nd and 3rd floors
• Heating & cooling: Radiant heat (natural gas)Window air conditioning units
• Interior features: Ceramic tile bathroomsFull unfinished basement
• Laundry & utility: Washer hookupElectric dryer hookupMain-level laundry

Listing history 31 events

1. 2026-08-08
   days on market $275,000 Active 28 DOM
2. 2026-08-07
   days on market $275,000 Active 27 DOM
3. 2026-08-06
   days on market $275,000 Active 26 DOM
4. 2026-08-05
   days on market $275,000 Active 25 DOM
5. 2026-08-04
   days on market $275,000 Active 24 DOM
6. 2026-08-03
   days on market $275,000 Active 23 DOM
7. 2026-07-31
   days on market $275,000 Active 20 DOM
8. 2026-07-30
   days on market $275,000 Active 19 DOM
9. 2026-07-29
   days on market $275,000 Active 18 DOM
10. 2026-07-27
    days on market $275,000 Active 16 DOM
11. 2026-07-25
    days on market $275,000 Active 14 DOM
12. 2026-07-24
    days on market $275,000 Active 13 DOM
13. 2026-07-23
    days on market $275,000 Active 12 DOM
14. 2026-07-22
    days on market $275,000 Active 11 DOM
15. 2026-07-21
    days on market $275,000 Active 10 DOM
16. 2026-07-18
    days on market $275,000 Active 7 DOM
17. 2026-07-16
    days on market $275,000 Active 5 DOM
18. 2026-07-16
    days on market $275,000 Active 4 DOM
19. 2026-07-14
    days on market $275,000 Active 3 DOM
20. 2026-07-13
    days on market $275,000 Active 2 DOM
21. 2026-07-11
    pricedays on marketlisting id $275,000 Active 1 DOM
22. 2026-06-08
    days on market $325,000 Active 367 DOM
23. 2026-06-07
    days on market $325,000 Active 366 DOM
24. 2026-06-03
    days on market $325,000 Active 362 DOM
25. 2026-06-02
    days on market $325,000 Active 361 DOM
26. 2026-06-01
    days on market $325,000 Active 360 DOM
27. 2026-05-31
    days on market $325,000 Active 359 DOM
28. 2026-05-31
    days on market $325,000 Active 358 DOM
29. 2025-09-09
    price $325,000 432-char remark
30. 2025-08-06
    price $360,000 432-char remark
31. 2025-06-05
    listed $375,000 Active 432-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $50,892
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$4,071
• − Management: −$4,071
• − Depreciation: −$8,000
• Taxable income: $13,845
• Est. tax owed @ 24.0%: −$3,323
• After-tax cash flow: $14,076/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $12,725–$38,175 screening

This mixed-use property in Mount Pleasant, Schenectady, is in good condition with a new roof and solid structure. The second floor is ready-to-rent, while the first floor offers open spaces with a half bath. Updates to the bathrooms and flooring will significantly increase its value.

Value-add opportunities

• Both update bathrooms with modern fixtures — modernizing bathrooms will appeal to both buyers and renters ↑
• Both install new flooring in kitchen and bathrooms — new flooring will enhance the overall aesthetic and functionality ↑
• Both paint interior walls — fresh paint will make the space more inviting and modern ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Hamilton Elementary School F NY #1,972/2,108 Nat'l #33,508/41,679 Middle Mont Pleasant Middle School F NY #704/729 Nat'l #12,693/14,009 High Schenectady High School A NY #446/1,100 Nat'l #889/17,239

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

B Composite livability gradescore 78/100

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 · 155,046 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Triplex with 3 total unitsOwner pays gas

Exterior

• Parking: No parking details provided
• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: Electric with circuit breakersPublic sewerWater source: Other
• Home design: TriplexEntry levels vary by unit
• Construction: Drywall and vinyl siding exteriorBrick/mortar and combination foundationBuilt prior to or in unspecified year
• Exterior features: Shingle roofCleared lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Unit 1: 2 bedrooms (1st floor)Unit 2: 2 bedrooms (2nd floor)Unit 3: 3 bedrooms (3rd floor)
• Flooring: CarpetCeramic tileHardwoodLaminate
• Bathrooms: Total: 1 full bathroom and 2 half bathroomsFull bathroom located on 1st and 3rd floorsHalf bathrooms located on 2nd and 3rd floors
• Heating & cooling: Radiant heat (natural gas)Window air conditioning units
• Interior features: Ceramic tile bathroomsFull unfinished basement
• Laundry & utility: Washer hookupElectric dryer hookupMain-level laundry

Price history

-26.7% since first listed

5 events — show timeline

• 2026-07-11 Listed $275,000 Global MLS
• 2026-06-09 Listing Removed — Global MLS
• 2025-09-09 Price Changed $325,000 Global MLS
• 2025-08-06 Price Changed $360,000 Global MLS
• 2025-06-05 Listed $375,000 Global MLS