45 Harris Ave · Mechanicville, NY 12118

$165,000

3 bd · 1.5 ba · 1,856 sqft · SingleFamily public records · 10 Days on market

Built 1944 0.30 ac lot

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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 +26.1/30.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A...G -- Fair Condition

Key facts

• 0.3 acre lot
• Garage
• Built 1944

Property features AI

Exterior

• Parking: Garage plus additional parking; 1 garage space; 2 total parking spaces
• Utilities: Water source: Other; Sewer: Unknown
• Home design: Single-family residence; Vinyl siding construction
• Construction: Vinyl siding
• Exterior features: Other exterior features

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Three bedrooms on the first floor
• Bathrooms: One full bathroom on the first floor; One half bathroom on the first floor
• Interior features: 9 total rooms; Full basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.3% 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: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y 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 $66k; list at $165k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.40% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $337,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Dewey Ave	0.25mi	3/1.5	1,828 (-2%)	6mo	$412,500	$226	81
79 Dewey Ave	0.32mi	3/2.5	2,047 (+10%)	0mo	$546,000	$267	64
113 S 3rd Ave	0.35mi	3/2.0	1,792 (-3%)	15mo	$195,000	$109	64
162 S Main St	0.17mi	4/2.0 (+1)	2,072 (+12%)	8mo	$383,000	$185	59
200 Harris Ave	0.12mi	3/2.0	1,680 (-10%)	21mo	$266,750	$159	59
211 N 5th Ave	0.55mi	3/1.5	1,700 (-8%)	6mo	$288,750	$170	56
4 Pawling Ave	0.36mi	4/3.0 (+1)	2,000 (+8%)	8mo	$500,000	$250	52
68 Pruyn Hill Rd	0.64mi	3/1.5	1,816 (-2%)	22mo	$330,000	$182	48
21 Frances St	0.56mi	3/1.5	1,680 (-10%)	12mo	$260,000	$155	48
4 Bennington Ave	0.58mi	3/2.0	1,638 (-12%)	10mo	$309,000	$189	43
9 Kniskern Ave	0.48mi	2/2.0 (-1)	1,620 (-13%)	20mo	$269,000	$166	33
19 Hemstreet Ave Ave	0.68mi	3/1.0	1,636 (-12%)	22mo	$280,000	$171	28

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: 32.2%
• Equity multiple: 3.52×
• Total profit: $116,433
• Equity at exit: $148,645

10-year hold

• IRR: 27.8%
• Equity multiple: 7.98×
• Total profit: $322,528
• Equity at exit: $320,559

Cash invested: $46,200 (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: 145
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,302 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$470 /mo · $5,644/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $414

Break-even live

Break-even rent $1,778

Max offer price $165,000

Occupancy floor 77%

Sensitivity live

Price	-10% $507	-5% $461	+0% $414	+5% $367	+10% $321
Rent	-10% $232	-5% $323	+0% $414	+5% $505	+10% $596
Rate	-1.0pp $497	-0.5pp $456	base $414	+0.5pp $371	+1.0pp $328

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Battery Blvd Mechanicville, NY	3.0	2.5	1804	$3,450	$1.91	15d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $165,000 Active 10 DOM
2. 2026-06-18
   days on market $165,000 Active 7 DOM
3. 2026-06-17
   days on market $165,000 Active 6 DOM
4. 2026-06-16
   days on market $165,000 Active 5 DOM
5. 2026-06-15
   days on market $165,000 Active 4 DOM
6. 2026-06-14
   days on market $165,000 Active 2 DOM
7. 2026-06-13
   remarks 540-char remark
8. 2026-06-13
   listed $165,000 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: $5,644 · $470/mo
• Projected year-2 tax: $5,644 · $470/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 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: $27,622
• − Mortgage interest: −$9,243
• − Property taxes: −$5,644
• − Insurance: −$825
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − Depreciation: −$4,800
• Taxable income: $2,691
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $4,323/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

+28.9% since first listed

13 events — show timeline

• 2026-06-11 Listed $165,000 Global MLS
• 2022-01-04 Listing Removed — Global MLS
• 2021-12-14 Pending — Global MLS
• 2021-07-16 Pending — Global MLS
• 2021-06-25 Relisted — Global MLS
• 2021-06-15 Pending — Global MLS
• 2021-06-08 Price Changed $89,900 Global MLS
• 2021-06-01 Listed $99,900 Global MLS
• 2005-05-15 Sold (MLS) $65,656 Global MLS
• 2004-03-31 Listing Removed — Global MLS
• 2003-04-10 Listed $65,100 Global MLS
• 2002-08-20 Sold (Public Records) $149,750 Public Records
• 1997-07-16 Sold (Public Records) $128,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $5,644 · +91.2% YoY. Source: county tax records.