252 Nys Rt 32 · Victory, NY 12871

$269,900

3 bd · 2.0 ba · 2,288 sqft · MultiFamily public records · 12 Days on market

Built 1991 4.15 ac lot $118/sqft · 45% below area Est $487k · 45% under

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Why this score? — see what drove the A- 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 +26.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Rare opportunity to own a versatile 2-family/duplex property in a peaceful country setting on 4.15 acres. Ideal for owner-occupants looking to offset expenses, multi-generational living, or investors seeking income potential. Each unit offers its own private driveway and separate back deck. The left-side unit is currently occupied by a long-term tenant on a month-to-month lease, providing immediate rental income with flexibility for the next owner. The right-side unit presents an excellent opportunity for owner occupancy or additional rental revenue. Located in a sought-after school district and just 10 minutes to shopping, dining, everyday conveniences, and I-87. Plenty of room to enjoy outdoor activities, gardening, recreation, or simply the serenity of country living. Don't miss this unique opportunity to own a spacious duplex with acreage, privacy, and convenience all in one package! Multiple offer deadline Wed. 4/29 by 7pm.

Key facts

• Private driveway
• Separate back deck
• 4.15 acre lot

Tags

• VERSATILE 2-FAMILY DUPLEX
• PRIVATE DRIVEWAY
• SEPARATE BACK DECK
• IMMEDIATE RENTAL INCOME
• OWNER OCCUPANCY OPPORTUNITY
• SOUGHT-AFTER SCHOOL DISTRICT

🏷️ Possibly a rental listed for sale. The $269,900 price doesn't fit this home's estimated sale value (~$487,130) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive. Per door: $362/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).

Location & tenants

• Location reads 62/100 on livability (#865 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: schools F, crime F, amenities F.
• Schuylerville Central School District (rural): math 58% / reading 64% proficiency, ranked #201 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 32 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $157k; list at $270k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $269,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (median comp): $487,130
• List price: $269,900
• Delta: -44.59%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.7%
• Equity multiple: 3.56×
• Total profit: $193,165
• Equity at exit: $243,147

10-year hold

• IRR: 28.2%
• Equity multiple: 8.05×
• Total profit: $532,699
• Equity at exit: $524,356

Cash invested: $75,572 (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 12871

• Home prices YoY: 4.0%
• Active inventory: 32
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$355 /mo · $4,262/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $724

Break-even live

Break-even rent $2,384

Max offer price $269,900

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,300
Total (2 units)			$3,300

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-04
   status Pending 942-char remark

   Show marketing remark (942 chars)

   Rare opportunity to own a versatile 2-family/duplex property in a peaceful country setting on 4.15 acres. Ideal for owner-occupants looking to offset expenses, multi-generational living, or investors seeking income potential. Each unit offers its own private driveway and separate back deck. The left-side unit is currently occupied by a long-term tenant on a month-to-month lease, providing immediate rental income with flexibility for the next owner. The right-side unit presents an excellent opportunity for owner occupancy or additional rental revenue. Located in a sought-after school district and just 10 minutes to shopping, dining, everyday conveniences, and I-87. Plenty of room to enjoy outdoor activities, gardening, recreation, or simply the serenity of country living. Don't miss this unique opportunity to own a spacious duplex with acreage, privacy, and convenience all in one package! Multiple offer deadline Wed. 4/29 by 7pm.

2. 2026-04-22
   listed $269,900 Active 942-char remark

   Show marketing remark (942 chars)

   Rare opportunity to own a versatile 2-family/duplex property in a peaceful country setting on 4.15 acres. Ideal for owner-occupants looking to offset expenses, multi-generational living, or investors seeking income potential. Each unit offers its own private driveway and separate back deck. The left-side unit is currently occupied by a long-term tenant on a month-to-month lease, providing immediate rental income with flexibility for the next owner. The right-side unit presents an excellent opportunity for owner occupancy or additional rental revenue. Located in a sought-after school district and just 10 minutes to shopping, dining, everyday conveniences, and I-87. Plenty of room to enjoy outdoor activities, gardening, recreation, or simply the serenity of country living. Don't miss this unique opportunity to own a spacious duplex with acreage, privacy, and convenience all in one package! Multiple offer deadline Wed. 4/29 by 7pm.

3. 2018-06-01
   soldstatus $157,000
4. 2018-05-15
   soldstatus $157,000 Closed (Final Sale) 534-char remark

   Show marketing remark (534 chars)

   Move right into this well kept duplex located in Schuylerville School District. This turn key property sits on over 4 acres, has separate driveways, and an ideal side by side layout. Unit 1 rents for $675 w/ a long term tenant. Unit two will be available upon closing. Unit 2 has a huge living room w/slider, two huge bedrooms, washer/dryer connections and both units have decks off the back-perfect for relaxing & spring time cookouts. This country home is perfect for owner occupants and won't last long! Very Good Condition

5. 2018-04-02
   status Pend (Under Cntr) 534-char remark

   Show marketing remark (534 chars)

   Move right into this well kept duplex located in Schuylerville School District. This turn key property sits on over 4 acres, has separate driveways, and an ideal side by side layout. Unit 1 rents for $675 w/ a long term tenant. Unit two will be available upon closing. Unit 2 has a huge living room w/slider, two huge bedrooms, washer/dryer connections and both units have decks off the back-perfect for relaxing & spring time cookouts. This country home is perfect for owner occupants and won't last long! Very Good Condition

6. 2018-03-24
   listed $169,900 New 534-char remark

   Show marketing remark (534 chars)

   Move right into this well kept duplex located in Schuylerville School District. This turn key property sits on over 4 acres, has separate driveways, and an ideal side by side layout. Unit 1 rents for $675 w/ a long term tenant. Unit two will be available upon closing. Unit 2 has a huge living room w/slider, two huge bedrooms, washer/dryer connections and both units have decks off the back-perfect for relaxing & spring time cookouts. This country home is perfect for owner occupants and won't last long! Very Good Condition

7. 2008-10-01
   historical
8. 2008-02-18
   listed $164,900
9. 2008-01-10
   historical
10. 2007-06-03
    listed $195,000
11. 2001-09-04
    soldstatus $63,850
12. 1995-10-17
    soldstatus $61,500

ⓘ 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: $4,262 · $355/mo
• Projected year-2 tax: $4,412 · $368/mo
• Expected delta: +$149/yr (+$12/mo · 3.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $39,600
• − Mortgage interest: −$15,119
• − Property taxes: −$4,262
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$7,852
• Taxable income: $4,682
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $7,564/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: Schuylerville Central School District
• NCES district ID: 3626160
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 64% ▲ 6.00%
• Median HH income: $69,011
• Composite: 53.71/100
• National rank: #1423
• State rank: #201 of 590 in NY

Livability — Victory

• Score: 62/100
• State rank: #865
• US rank: #16653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 567
• Population (ZIP): 3,997

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 9% Lithuanian 9% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 12.21%
• Current HPI: 320.1965
• 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

+338.9% since first listed

12 events — show timeline

• 2026-05-04 Pending — Global MLS
• 2026-04-22 Listed $269,900 Global MLS
• 2018-06-01 Sold (Public Records) $157,000 Public Records
• 2018-05-15 Sold (MLS) $157,000 Global MLS
• 2018-04-02 Pending — Global MLS
• 2018-03-24 Listed $169,900 Global MLS
• 2008-10-01 Listing Removed — Global MLS
• 2008-02-18 Listed $164,900 Global MLS
• 2008-01-10 Listing Removed — Global MLS
• 2007-06-03 Listed $195,000 Global MLS
• 2001-09-04 Sold (Public Records) $63,850 Public Records
• 1995-10-17 Sold (Public Records) $61,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,262 · +2.7% YoY. Source: county tax records.