4 Valleyview Ave · Rotterdam, NY 12306

$259,900

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 70 Days on market

Built 1926 0.25 ac lot $183/sqft · 16% below area Est $348k · 25% 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

Key facts

• Fenced yard
• Low taxes
• Updated kitchen

Tags

• SCHALMONT SCHOOL DISTRICT
• UPDATED KITCHEN
• FENCED YARD
• LOW TAXES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-302 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (22.1% below list).
• Recommended offer: $202k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.0% in Rotterdam — 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 (#161 in NY, #2,455 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment B+; Watch: schools D+, crime F.
• Schalmont Central School District (suburban): math 51% / reading 64% proficiency, ranked #243 of 590 in NY (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 14y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,348 (22.1% 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 70 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 10.7

CMA / ARV

• ARV (median comp): $347,682
• List price: $259,900
• Delta: -25.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Schermerhorn Rd	0.23mi	3/1.5	1,452 (+2%)	7mo	$190,000	$131	78
107 Putnam Rd	0.37mi	3/2.0	1,550 (+9%)	3mo	$285,000	$184	65
125 Sylvia Ln	0.23mi	3/1.5	1,588 (+12%)	6mo	$345,000	$217	63
76 Putnam Rd	0.30mi	3/1.5	1,570 (+10%)	9mo	$324,900	$207	59
139 Sylvia Ln	0.30mi	3/1.5	1,588 (+12%)	15mo	$359,000	$226	52
149 Putnam Rd	0.54mi	3/1.0	1,235 (-13%)	1mo	$297,400	$241	48
214 Juniper Dr	0.74mi	3/2.0	1,632 (+15%)	7mo	$358,000	$219	35

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-61,233
• Equity at exit: $38,752

10-year hold

• IRR: -20.2%
• Equity multiple: -0.07×
• Total profit: $-77,676
• Equity at exit: $22,471

Cash invested: $72,772 (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 12306

• Home prices YoY: -23.8%
• Active inventory: 181
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,023 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$429 /mo · $5,148/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-302

Break-even live

Break-even rent $2,405

Max offer price $206,612

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Long Pond Dr Schenectady, NY	1.0–2.0	1.0–2.0	925	$1,900	$2.05	14d	1	0.71mi

Listing history 35 events

1. 2026-05-11
   price $259,900 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

2. 2026-05-01
   status Active 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

3. 2026-04-16
   status Pending 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

4. 2026-04-08
   status Active 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

5. 2026-04-02
   status Pending 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

6. 2026-03-30
   price $269,000 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

7. 2026-03-23
   price $274,000 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

8. 2026-03-05
   price $279,000 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

9. 2026-03-05
   status Active 383-char remark

   Show marketing remark (383 chars)

   THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

10. 2026-02-25
    status Pending 383-char remark

    Show marketing remark (383 chars)

    THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

11. 2026-02-11
    listed $290,000 Active 383-char remark

    Show marketing remark (383 chars)

    THIS IS IT! Enjoy this Charming 3 Bedroom, 2 Full Bath Home located in the Schalmont School District. Tucked away yet very convenient to local shops, restaurants and the school. Bright, Open and Airy throughout. New Flooring, Updated Kitchen and Bathroom. Woodstove in living room. Washer and Dryer on first level. 2 Car Garage. NEW SEPTIC AND NEW ROOF 2026! Fenced Yard. Low Taxes.

12. 2024-08-30
    soldstatus $283,000
13. 2024-08-09
    soldstatus $283,000 Closed 343-char remark

    Show marketing remark (343 chars)

    Step into your ideal home! Located in Rotterdam's desirable neighborhood, this property is perfect as a starter home or for families. Offering 3 bedrooms, 2 bathrooms, a 2-car garage, an extended driveway, and a spacious backyard, it's the perfect blend of comfort and convenience in a sought-after location. (Fridge is excluded from the sale)

14. 2024-06-06
    status Pending 343-char remark

    Show marketing remark (343 chars)

    Step into your ideal home! Located in Rotterdam's desirable neighborhood, this property is perfect as a starter home or for families. Offering 3 bedrooms, 2 bathrooms, a 2-car garage, an extended driveway, and a spacious backyard, it's the perfect blend of comfort and convenience in a sought-after location. (Fridge is excluded from the sale)

15. 2024-05-16
    listed $269,900 Active 343-char remark

    Show marketing remark (343 chars)

    Step into your ideal home! Located in Rotterdam's desirable neighborhood, this property is perfect as a starter home or for families. Offering 3 bedrooms, 2 bathrooms, a 2-car garage, an extended driveway, and a spacious backyard, it's the perfect blend of comfort and convenience in a sought-after location. (Fridge is excluded from the sale)

16. 2022-11-23
    soldstatus $250,000
17. 2022-11-10
    soldstatus $249,900 Closed
18. 2022-10-07
    status Pending
19. 2022-09-28
    status Active
20. 2022-08-29
    status Pending
21. 2022-08-01
    listed $249,900 Active
22. 2017-11-01
    soldstatus $135,000
23. 2017-10-16
    soldstatus $135,000 Closed (Final Sale)
24. 2017-06-27
    status Pend (Under Cntr)
25. 2017-06-27
    listed $135,000 New
26. 2017-06-01
    historical
27. 2016-10-28
    price $140,000
28. 2016-10-05
    listed $145,000 New
29. 2016-05-02
    historical
30. 2016-01-10
    price $140,000
31. 2015-12-06
    listed $145,000 Active
32. 2015-09-04
    historical
33. 2014-09-03
    listed $148,900
34. 2012-03-22
    historical
35. 2012-01-24
    listed $60,000

ⓘ 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: $5,148 · $429/mo
• Projected year-2 tax: $5,148 · $429/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 2/10 Low
• 🌡 Heat 3/10 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: $24,282
• − Mortgage interest: −$14,558
• − Property taxes: −$5,148
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$7,561
• Taxable loss: −$8,170
• Est. tax savings @ 24.0%: +$1,961
• After-tax cash flow: $-1,659/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: Schalmont Central School District
• NCES district ID: 3625980
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 64% ▲ 7.00%
• Median HH income: $72,566
• Composite: 51.11/100
• National rank: #1765
• State rank: #243 of 590 in NY

Livability — Rotterdam

• Score: 78/100
• State rank: #161
• US rank: #2455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Schenectady County · 141,369 people
• 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

+333.2% since first listed

35 events — show timeline

• 2026-05-11 Price Changed $259,900 Global MLS
• 2026-05-01 Relisted — Global MLS
• 2026-04-16 Pending — Global MLS
• 2026-04-08 Relisted — Global MLS
• 2026-04-02 Pending — Global MLS
• 2026-03-30 Price Changed $269,000 Global MLS
• 2026-03-23 Price Changed $274,000 Global MLS
• 2026-03-05 Price Changed $279,000 Global MLS
• 2026-03-05 Relisted — Global MLS
• 2026-02-25 Pending — Global MLS
• 2026-02-11 Listed $290,000 Global MLS
• 2024-08-30 Sold (Public Records) $283,000 Public Records
• 2024-08-09 Sold (MLS) $283,000 Global MLS
• 2024-06-06 Pending — Global MLS
• 2024-05-16 Listed $269,900 Global MLS
• 2022-11-23 Sold (Public Records) $250,000 Public Records
• 2022-11-10 Sold (MLS) $249,900 Global MLS
• 2022-10-07 Pending — Global MLS
• 2022-09-28 Relisted — Global MLS
• 2022-08-29 Pending — Global MLS
• 2022-08-01 Listed $249,900 Global MLS
• 2017-11-01 Sold (Public Records) $135,000 Public Records
• 2017-10-16 Sold (MLS) $135,000 Global MLS
• 2017-06-27 Pending — Global MLS
• 2017-06-27 Listed $135,000 Global MLS
• 2017-06-01 Listing Removed — Global MLS
• 2016-10-28 Price Changed $140,000 Global MLS
• 2016-10-05 Listed $145,000 Global MLS
• 2016-05-02 Listing Removed — Global MLS
• 2016-01-10 Price Changed $140,000 Global MLS
• 2015-12-06 Listed $145,000 Global MLS
• 2015-09-04 Listing Removed — Global MLS
• 2014-09-03 Listed $148,900 Global MLS
• 2012-03-22 Listing Removed — Global MLS
• 2012-01-24 Listed $60,000 Global MLS

Property tax history

-4.1%/yr

Latest (2025): $5,148 · -7.4% YoY. Source: county tax records.