84 Pashley Rd · East Glenville, NY 12302

$299,999

3 bd · 1.0 ba · 903 sqft · SingleFamily public records · 13 Days on market

Built 1942 0.27 ac lot $332/sqft · at area comps Est $360k · 17% under

---

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 +9.7/30.0
• Schools +6.1/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This sweet Bungalow has so much to offer. Newer roof (3 years young), new furnace, new hot water heater, new electrical box, new washer and dryer! You will be charmed from the moment you step foot on the front porch! Enter into the open living / dining area, perfect for entertaining! Tons of counter space and cabinets in kitchen. Enjoy a bedroom and full bathroom on the first floor! First floor bath recently remodeled plus beautifully tiled shower! Upstairs you will find 2 more bedrooms and a half bath. Enjoy a huge walk in closet in the primary bedroom and a second closet! Great size yard complete with privacy fence along the back and detached garage! Come see all this home has to offer.

Key facts

• Spacious kitchen
• Brand new patio
• Fenced backyard

Tags

• ENCLOSED FRONT PORCH
• FENCED BACKYARD
• BRAND NEW PATIO
• SPACIOUS KITCHEN
• FULLY REMODELED BATHROOM
• TILED SHOWER

Property features AI

Exterior

• Parking: Detached garage; Two total parking spaces (one garage space)
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; Below-grade finished area (basement) exists
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Enclosed patio/porch; Front porch; Paved driveway; Back yard fencing; Corner lot; Cleared lot

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Two bedrooms on the second floor; One bedroom on the first floor
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom (1st level); One half bathroom (2nd level)
• Heating & cooling: Baseboard heating; Forced air heating
• Interior features: Five total rooms; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (31.9% below list).
• Recommended offer: $204k (31.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in East Glenville — 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 68/100 on livability (#535 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: cost of living C-, crime D+, amenities F.
• Burnt Hills-Ballston Lake Central School District (suburban): math 64% / reading 73% proficiency, ranked #137 of 590 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Pashley Elementary School (math 62% / reading 72%, grade B+, #525 of 2,108 statewide, top 27%, 462 students, 20% FRL); Burnt Hills-Ballston Lake Senior High School (math 97% / reading 98%, grade A+, #49 of 1,100 statewide, top 5%, 928 students, 19% FRL).
• Zoned-school proficiency averages 82% at this address vs 68% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Burnt Hills-Ballston Lake Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP; 2 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 $9k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $229k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,274 (31.9% 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. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 12.2

CMA / ARV

• ARV (median comp): $360,347
• List price: $299,999
• Delta: -16.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Kile Dr	0.67mi	2/1.0 (-1)	864 (-4%)	1mo	$288,500	$334	56
14 Slater Dr	0.21mi	2/1.0 (-1)	1,016 (+12%)	14mo	$230,000	$226	52
7 Kile Dr	0.72mi	3/1.0	960 (+6%)	22mo	$250,000	$260	38

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-61,452
• Equity at exit: $44,731

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-70,401
• Equity at exit: $25,938

Cash invested: $84,000 (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 12302

• Active inventory: 127
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$115 /mo · $1,381/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-200

Break-even live

Break-even rent $2,295

Max offer price $264,745

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Van Buren Rd East Glenville, NY	2.0	1.0–1.5	1063	$1,600	$1.50	13d	1	1.39mi
14 Glenridge Rd Schenectady, NY	1.0–2.0	1.0–2.0	1116	$2,280	$2.04	14d	1	1.42mi

Listing history 8 events

1. 2026-05-15
   status Pending 924-char remark
2. 2026-05-02
   listed $299,999 Active 924-char remark
3. 2025-01-03
   soldstatus $228,696
4. 2024-12-12
   soldstatus $228,696 Closed 711-char remark

   Show marketing remark (711 chars)

   Welcome home! This sweet Bungalow has so much to offer. Newer roof (3 years young), new furnace, new hot water heater, new electrical box, new washer and dryer! You will be charmed from the moment you step foot on the front porch! Enter into the open living / dining area, perfect for entertaining! Tons of counter space and cabinets in kitchen. Enjoy a bedroom and full bathroom on the first floor! First floor bath recently remodeled plus beautifully tiled shower! Upstairs you will find 2 more bedrooms and a half bath. Enjoy a huge walk in closet in the primary bedroom and a second closet! Great size yard complete with privacy fence along the back and detached garage! Come see all this home has to offer.

5. 2024-10-02
   status Pending 711-char remark

   Show marketing remark (711 chars)

   Welcome home! This sweet Bungalow has so much to offer. Newer roof (3 years young), new furnace, new hot water heater, new electrical box, new washer and dryer! You will be charmed from the moment you step foot on the front porch! Enter into the open living / dining area, perfect for entertaining! Tons of counter space and cabinets in kitchen. Enjoy a bedroom and full bathroom on the first floor! First floor bath recently remodeled plus beautifully tiled shower! Upstairs you will find 2 more bedrooms and a half bath. Enjoy a huge walk in closet in the primary bedroom and a second closet! Great size yard complete with privacy fence along the back and detached garage! Come see all this home has to offer.

6. 2024-08-24
   price $229,900 711-char remark

   Show marketing remark (711 chars)

   Welcome home! This sweet Bungalow has so much to offer. Newer roof (3 years young), new furnace, new hot water heater, new electrical box, new washer and dryer! You will be charmed from the moment you step foot on the front porch! Enter into the open living / dining area, perfect for entertaining! Tons of counter space and cabinets in kitchen. Enjoy a bedroom and full bathroom on the first floor! First floor bath recently remodeled plus beautifully tiled shower! Upstairs you will find 2 more bedrooms and a half bath. Enjoy a huge walk in closet in the primary bedroom and a second closet! Great size yard complete with privacy fence along the back and detached garage! Come see all this home has to offer.

7. 2024-07-17
   listed $239,900 Active 711-char remark

   Show marketing remark (711 chars)

   Welcome home! This sweet Bungalow has so much to offer. Newer roof (3 years young), new furnace, new hot water heater, new electrical box, new washer and dryer! You will be charmed from the moment you step foot on the front porch! Enter into the open living / dining area, perfect for entertaining! Tons of counter space and cabinets in kitchen. Enjoy a bedroom and full bathroom on the first floor! First floor bath recently remodeled plus beautifully tiled shower! Upstairs you will find 2 more bedrooms and a half bath. Enjoy a huge walk in closet in the primary bedroom and a second closet! Great size yard complete with privacy fence along the back and detached garage! Come see all this home has to offer.

8. 1994-12-30
   soldstatus $85,000

ⓘ 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: $1,381 · $115/mo
• Projected year-2 tax: $3,226 · $269/mo
• Expected delta: +$1,844/yr (+$154/mo · 133.5%)

ⓘ 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: $24,513
• − Mortgage interest: −$16,805
• − Property taxes: −$1,381
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$8,727
• Taxable loss: −$7,822
• Est. tax savings @ 24.0%: +$1,877
• After-tax cash flow: $-517/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: Burnt Hills-Ballston Lake Central School District
• NCES district ID: 3605940
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 73% ▲ 2.00%
• Median HH income: $79,256
• Composite: 60.89/100
• National rank: #813
• State rank: #137 of 590 in NY

Livability — East Glenville

• Score: 68/100
• State rank: #535
• US rank: #9653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Glenville, NY
• County: Schenectady County · 141,369 people
• City population: 610
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 28,031
• Household income: $98,163
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 632.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Asian 2% Black 2%
• Common ancestry: Romanian 9% Lithuanian 4% Italian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Chinese 1% Other Indo-European 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: ▼ -274.86%
• Current HPI: 304.1765
• 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

+252.9% since first listed

8 events — show timeline

• 2026-05-15 Pending — Global MLS
• 2026-05-02 Listed $299,999 Global MLS
• 2025-01-03 Sold (Public Records) $228,696 Public Records
• 2024-12-12 Sold (MLS) $228,696 Global MLS
• 2024-10-02 Pending — Global MLS
• 2024-08-24 Price Changed $229,900 Global MLS
• 2024-07-17 Listed $239,900 Global MLS
• 1994-12-30 Sold (Public Records) $85,000 Public Records

Property tax history

-9.8%/yr

Latest (2025): $1,381 · -3.1% YoY. Source: county tax records.