25 S Main St · Mechanicville, NY 12118

$289,900

4 bd · 2.0 ba · 1,934 sqft · MultiFamily public records · 16 Days on market

Built 1900 3,920 sqft lot Est $249k · 16% over

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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).

• Cash flow +16.6/30.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Schools +4.9/10.0
• 1% rule +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0

Multi-family units

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

Listing remarks MLS

Great investor opportunity. One apartment rented, 2nd unit needs some work to rent, collect while renovating. Seller extremely motivated. Very Good Condition

Key facts

• New plumbing
• Kitchens redone
• New electric

Tags

• NEW PLUMBING
• NEW ELECTRIC
• NEW HEATING
• BATHS REDONE
• KITCHENS REDONE

Property features AI

Finance

• Financial info: Two-unit property; Tenants pay: hot water, heat, internet, cable TV, electricity, gas; Owner pays: trash collection, sewer, water

Exterior

• Parking: No parking details provided
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breakers; Cable available
• Home design: Duplex; Two-story (units on 1st and 2nd floors)
• Construction: Aluminum and vinyl siding; Asphalt roof
• Exterior features: Rear covered porch; Front porch; Deck; Patio; Privacy and wood fencing plus chain link in backyard; Level lot

Interior

• Kitchen: Each unit includes a full kitchen
• Bedrooms: Unit 1: 3 bedrooms (2 on 1st floor); Unit 2: 3 bedrooms (2 on 2nd floor)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms total; One full bath on the 1st floor; One full bath on the 2nd floor
• Heating & cooling: Baseboard heating; Electric and natural gas heating sources; Humidity control
• Interior features: Ceramic-tiled bathrooms; Carpet and laminate flooring
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive. Per door: $88/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (1.6% below list).
• Recommended offer: $285k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 37% 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 $31k of equity ($2k loan paydown + $29k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($286k) 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 $58k; list at $290k implies a 404% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $285,300 (1.6% below list)

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. Built in 1900 — 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 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: 0.98% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $249,486
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Green St	0.09mi	4/2.0	1,904 (-2%)	6mo	$210,000	$110	88
39 William St	0.28mi	5/2.0 (+1)	1,848 (-4%)	5mo	$200,000	$108	70
27 Saratoga Ave	0.41mi	3/2.0 (-1)	2,013 (+4%)	7mo	$260,000	$129	63
221 N 3rd Ave	0.37mi	5/2.0 (+1)	2,132 (+10%)	2mo	$280,000	$131	59
220 Saratoga Ave	0.68mi	5/2.0 (+1)	1,824 (-6%)	5mo	$259,000	$142	50
23-25 Leonard St	0.56mi	5/2.0 (+1)	2,080 (+8%)	9mo	$250,000	$120	49
58 Mabbett St	0.28mi	5/3.0 (+1)	2,100 (+9%)	20mo	$287,200	$137	47
705 Grand St	0.41mi	5/2.0 (+1)	2,106 (+9%)	22mo	$175,000	$83	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: 26.2%
• Equity multiple: 3.08×
• Total profit: $169,221
• Equity at exit: $261,165

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $489,661
• Equity at exit: $563,212

Cash invested: $81,172 (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: 16.9×

Monthly cashflow live

• Estimated rent: $2,853 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$436 /mo · $5,235/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $177

Break-even live

Break-even rent $2,629

Max offer price $289,900

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,854
Total (2 units)			$2,853

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Battery Blvd Mechanicville, NY	3.0	2.5	1804	$3,450	$1.91	14d	1	1.27mi
30 Revere Run Mechanicville, NY	4.0	2.5	1997	$3,450	$1.73	14d	1	1.31mi

Listing history 13 events

1. 2026-06-18
   days on market $289,900 Active 16 DOM
2. 2026-06-17
   days on market $289,900 Active 15 DOM
3. 2026-06-16
   days on market $289,900 Active 14 DOM
4. 2026-06-15
   days on market $289,900 Active 13 DOM
5. 2026-06-14
   days on market $289,900 Active 11 DOM
6. 2026-06-13
   days on market $289,900 Active 10 DOM
7. 2026-06-10
   days on market $289,900 Active 8 DOM
8. 2026-06-09
   days on market $289,900 Active 7 DOM
9. 2026-06-08
   days on market $289,900 Active 6 DOM
10. 2026-06-07
    days on market $289,900 Active 5 DOM
11. 2026-06-05
    days on market $289,900 Active 2 DOM
12. 2026-06-03
    remarks 159-char remark
13. 2026-06-03
    listed $289,900 Active 1 DOM

ⓘ 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: $5,235 · $436/mo
• Projected year-2 tax: $5,235 · $436/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 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: $34,236
• − Mortgage interest: −$16,239
• − Property taxes: −$5,235
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − Depreciation: −$8,433
• Taxable loss: −$2,599
• Est. tax savings @ 24.0%: +$624
• After-tax cash flow: $2,742/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

+404.2% since first listed

4 events — show timeline

• 2026-06-01 Listed $289,900 Global MLS
• 2014-02-26 Sold (MLS) $57,500 Global MLS
• 2013-12-13 Listing Removed — Global MLS
• 2013-12-12 Listed $57,500 Global MLS

Property tax history

+1.2%/yr

Latest (2025): $5,235 · +144.8% YoY. Source: county tax records.