2839 Broadway · Rotterdam, NY 12306

$118,500

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 59 Days on market

Built 1930 5,662 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 br 1 bath home with hardwood floors, tile, carpet. Full basement, large backyard. Located close to shopping, resturants, uptown, mall, busline. Curry Rd first light before 5 corners take a right, then another quick right on to Broadway. Grey house to the left.Or Boadway all the way toward 5 corners -- Very Good Condition

Key facts

• Nearly new roof
• Efficient boiler
• 5,662 sq ft lot

Tags

• MAJOR STRUCTURAL UPDATES
• NEARLY NEW ROOF
• EFFICIENT BOILER
• MODERN MINI-SPLIT SYSTEM
• UPDATED HOT WATER TANK
• ADDITIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Rotterdam-Mohonasen Central School District (suburban): math 48% / reading 56% proficiency, ranked #333 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 184 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $819 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,945 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.53% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.85%
• DSCR: 1.75
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $243,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2839 Broadway	0.00mi	2/1.0	1,152 (0%)	1mo	$117,500	$102	99
473 Bruno St	0.22mi	3/1.0 (+1)	1,144 (-1%)	2mo	$246,500	$215	82
3045 Edgewood Ave	0.08mi	2/1.0	1,272 (+10%)	1mo	$221,500	$174	78
710 Ontario St	0.44mi	2/1.0	1,192 (+4%)	3mo	$175,000	$147	71
841 Harrison Ave	0.40mi	3/1.5 (+1)	1,203 (+4%)	3mo	$184,500	$153	65
577 Ontario St	0.46mi	3/1.0 (+1)	1,100 (-4%)	2mo	$255,000	$232	64
1087 Laura St	0.56mi	2/2.0	1,104 (-4%)	3mo	$275,000	$249	60
1034 Wallace Ave	0.34mi	3/1.0 (+1)	1,272 (+10%)	2mo	$240,000	$189	60
1100 Laura St	0.65mi	3/1.5 (+1)	1,100 (-4%)	0mo	$295,000	$268	55
2409 Edgewood Ave	0.67mi	2/1.0	1,268 (+10%)	3mo	$268,000	$211	50
417 Cora St	0.68mi	3/1.0 (+1)	1,248 (+8%)	0mo	$185,000	$148	49
3229 Taylor St	0.66mi	3/1.0 (+1)	1,010 (-12%)	2mo	$250,000	$248	42

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: 8.1%
• Equity multiple: 1.32×
• Total profit: $10,588
• Equity at exit: $17,669

10-year hold

• IRR: 17.4%
• Equity multiple: 2.44×
• Total profit: $47,901
• Equity at exit: $10,246

Cash invested: $33,180 (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: 184
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$621
• Tax from tax record: −$292 /mo · $3,507/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $466

Break-even live

Break-even rent $1,219

Max offer price $118,500

Occupancy floor 69%

Sensitivity live

Price	-10% $533	-5% $499	+0% $466	+5% $432	+10% $399
Rent	-10% $323	-5% $394	+0% $466	+5% $537	+10% $609
Rate	-1.0pp $526	-0.5pp $496	base $466	+0.5pp $435	+1.0pp $404

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Cramer Ave Schenectady, NY	3.0	1.0	1100	$2,295	$2.09	15d	1	0.10mi
830 Vischer Ave Schenectady, NY	1.0	1.0	1000	$1,000	$1.00	15d	1	0.22mi
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	20d	1	0.67mi
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	15d	1	0.81mi
1826 Campbell Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	15d	1	0.87mi
418 Third St Schenectady, NY	3.0	1.0	1000	$2,200	$2.20	15d	1	0.89mi
3 Lent Ct Unit 1 Schenectady, NY	2.0	1.0	800	$1,375	$1.72	24d	1	1.29mi
105 Long Pond Dr Schenectady, NY	1.0–2.0	1.0–2.0	925	$1,900	$2.05	15d	1	1.42mi
1729 Ferguson St Schenectady, NY	2.0	1.0	850	$1,730	$2.04	15d	1	1.44mi
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	15d	1	1.45mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	45d	1	1.45mi

Listing history 14 events

1. 2026-03-16
   status Pending
2. 2026-03-11
   price $118,500
3. 2026-02-18
   price $120,000
4. 2026-02-06
   price $125,000
5. 2026-01-27
   price $129,000
6. 2026-01-14
   listed $130,000 Active
7. 2007-02-27
   soldstatus $92,650
8. 2007-01-25
   soldstatus $85,000 334-char remark

   Show marketing remark (334 chars)

   Nice 3 br 1 bath home with hardwood floors, tile, carpet. Full basement, large backyard. Located close to shopping, resturants, uptown, mall, busline. Curry Rd first light before 5 corners take a right, then another quick right on to Broadway. Grey house to the left.Or Boadway all the way toward 5 corners -- Very Good Condition

9. 2006-12-07
   historical 334-char remark

   Show marketing remark (334 chars)

   Nice 3 br 1 bath home with hardwood floors, tile, carpet. Full basement, large backyard. Located close to shopping, resturants, uptown, mall, busline. Curry Rd first light before 5 corners take a right, then another quick right on to Broadway. Grey house to the left.Or Boadway all the way toward 5 corners -- Very Good Condition

10. 2006-07-24
    listed $89,900 334-char remark

    Show marketing remark (334 chars)

    Nice 3 br 1 bath home with hardwood floors, tile, carpet. Full basement, large backyard. Located close to shopping, resturants, uptown, mall, busline. Curry Rd first light before 5 corners take a right, then another quick right on to Broadway. Grey house to the left.Or Boadway all the way toward 5 corners -- Very Good Condition

11. 2004-07-14
    soldstatus $55,000
12. 2004-06-30
    soldstatus $55,000 227-char remark

    Show marketing remark (227 chars)

    Great home in Rotterdam, Mohansen Schools needs the handiperson touch. Two bedrooms downstairs, one plus bedroom upstairs. Off street parking. Nice back yard. Have kids in Mohansen Schools for September. Very Good Condition

13. 2004-05-17
    historical 227-char remark

    Show marketing remark (227 chars)

    Great home in Rotterdam, Mohansen Schools needs the handiperson touch. Two bedrooms downstairs, one plus bedroom upstairs. Off street parking. Nice back yard. Have kids in Mohansen Schools for September. Very Good Condition

14. 2004-04-21
    listed $62,400 227-char remark

    Show marketing remark (227 chars)

    Great home in Rotterdam, Mohansen Schools needs the handiperson touch. Two bedrooms downstairs, one plus bedroom upstairs. Off street parking. Nice back yard. Have kids in Mohansen Schools for September. Very Good Condition

ⓘ 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: $3,507 · $292/mo
• Projected year-2 tax: $3,507 · $292/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 3/10 Moderate
• 🌡 Heat 4/10 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: $21,705
• − Mortgage interest: −$6,638
• − Property taxes: −$3,507
• − Insurance: −$592
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$3,447
• Taxable income: $4,048
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $4,619/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: Rotterdam-Mohonasen Central School District
• NCES district ID: 3600004
• Math proficiency: 48% ▼ -4.00%
• Reading proficiency: 56% ▲ 9.00%
• Median HH income: $59,640
• Composite: 45.34/100
• National rank: #2638
• State rank: #333 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

• Census place: Rotterdam, NY
• 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

+89.9% since first listed

14 events — show timeline

• 2026-03-16 Pending — Global MLS
• 2026-03-11 Price Changed $118,500 Global MLS
• 2026-02-18 Price Changed $120,000 Global MLS
• 2026-02-06 Price Changed $125,000 Global MLS
• 2026-01-27 Price Changed $129,000 Global MLS
• 2026-01-14 Listed $130,000 Global MLS
• 2007-02-27 Sold (Public Records) $92,650 Public Records
• 2007-01-25 Sold (MLS) $85,000 Global MLS
• 2006-12-07 Listing Removed — Global MLS
• 2006-07-24 Listed $89,900 Global MLS
• 2004-07-14 Sold (Public Records) $55,000 Public Records
• 2004-06-30 Sold (MLS) $55,000 Global MLS
• 2004-05-17 Listing Removed — Global MLS
• 2004-04-21 Listed $62,400 Global MLS

Property tax history

-1.1%/yr

Latest (2025): $3,507 · +2.0% YoY. Source: county tax records.