1111 Fort Hunter Rd · Rotterdam, NY 12303

$327,900

3 bd · 3.0 ba · 1,644 sqft · MultiFamily public records · 24 Days on market

Built 1930 0.49 ac lot Est $219k · 50% over

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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).

• Cash flow +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Rotterdam two family offering two bedrooms one bath on the first floor. Second floor offers one bedroom one bath with full kitchen and living room. This home sits on almost a half acre with a one car garage. Both units are surprisingly spacious.

Key facts

• 0.49 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Off-street paved driveway; 1 garage space (garage); Total of 4 parking spaces
• Utilities: Public water; Septic tank
• Home design: Duplex; 2-unit property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Enclosed front porch; Other exterior features; Level, landscaped lot

Interior

• Kitchen: Unit 1: 1 kitchen (1st floor); Unit 2: 1 kitchen (2nd floor)
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 1 bedroom
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms (one on the 1st floor, one on the 2nd floor)
• Heating & cooling: Hot water heating; Natural gas heating
• Interior features: Paddle fan; Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $328k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive. Per door: $293/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $328k).
• Recommended offer: $323k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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.
• Zoned schools: Herman L Bradt Elementary School (612 students, 42% FRL); Draper Middle School (math 28% / reading 53%, grade F, #409 of 729 statewide, top 56%, 646 students, 46% FRL); Mohonasen Senior High School (math 94% / reading 75%, grade A, #379 of 1,100 statewide, top 36%, 886 students, 46% FRL) — zoned schools average 45% FRL vs 26% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 164 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).
• At $3,623/mo this rent would consume 52% of the median local household income ($84k/yr) (locally 1318% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 24 days — a 2% lower offer ($323k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $322,981 (1.5% 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 1930 — 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 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. 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?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $218,652
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2177 Curry Rd	0.38mi	3/2.0	1,638 (-0%)	20mo	$217,700	$133	62

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-15,746
• Equity at exit: $48,891

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $34,599
• Equity at exit: $28,351

Cash invested: $91,812 (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 12303

• Active inventory: 164
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $3,623 high
• Mortgage (P&I): −$1,720
• Tax from tax record: −$420 /mo · $5,039/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $586

Break-even live

Break-even rent $2,881

Max offer price $327,900

Occupancy floor 79%

Sensitivity live

Price	-10% $772	-5% $679	+0% $586	+5% $493	+10% $400
Rent	-10% $300	-5% $443	+0% $586	+5% $729	+10% $872
Rate	-1.0pp $751	-0.5pp $669	base $586	+0.5pp $501	+1.0pp $415

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,622
Total (2 units)			$3,623

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: $81,975
• Closing costs: $9,837
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2971 Hamburg St Schenectady, NY	3.0	2.0	1949	$650	$0.33	25d	1	0.49mi

Listing history 17 events

1. 2026-06-21
   days on market $327,900 Active 24 DOM
2. 2026-06-18
   days on market $327,900 Active 21 DOM
3. 2026-06-17
   price $327,900 Active 20 DOM
4. 2026-06-17
   days on market $334,900 Active 20 DOM
5. 2026-06-16
   days on market $334,900 Active 19 DOM
6. 2026-06-15
   days on market $334,900 Active 18 DOM
7. 2026-06-14
   days on market $334,900 Active 16 DOM
8. 2026-06-10
   days on market $334,900 Active 13 DOM
9. 2026-06-09
   days on market $334,900 Active 12 DOM
10. 2026-06-08
    days on market $334,900 Active 11 DOM
11. 2026-06-07
    days on market $334,900 Active 10 DOM
12. 2026-06-03
    days on market $334,900 Active 6 DOM
13. 2026-06-02
    days on market $334,900 Active 5 DOM
14. 2026-06-01
    days on market $334,900 Active 4 DOM
15. 2026-05-31
    days on market $334,900 Active 3 DOM
16. 2026-05-31
    days on market $334,900 Active 2 DOM
17. 2026-05-28
    listed $334,900 Active

ⓘ 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: $5,039 · $420/mo
• Projected year-2 tax: $5,290 · $441/mo
• Expected delta: +$251/yr (+$21/mo · 5.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $43,476
• − Mortgage interest: −$18,367
• − Property taxes: −$5,039
• − Insurance: −$1,640
• − Repairs & maintenance: −$3,478
• − Management: −$3,478
• − Depreciation: −$9,539
• Taxable income: $1,935
• Est. tax owed @ 24.0%: −$464
• After-tax cash flow: $6,568/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): 29,360
• Household income: $84,375
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1318.0

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 (66%)
• Race & ethnicity: White 66% Two or more races 11% Black 10% Hispanic / Latino 9% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 6% Lithuanian 3% Iranian 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -151.01%
• Current HPI: 280.3886
• 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

1 event — show timeline

• 2026-05-28 Listed $334,900 Global MLS

Property tax history

+0.5%/yr

Latest (2025): $5,039 · +1.7% YoY. Source: county tax records.