277 Upper Newtown Rd · Mechanicville, NY 12118

$239,000

4 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 59 Days on market

Built 1920 0.39 ac lot $153/sqft · 26% below area Est $326k · 27% under

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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 +21.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• 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

This home would be perfect for someone looking for a fixer upper. Located in the Town of Halfmoon, in the Shenendehowa School District. Sitting on .39 acres of land, the property is a total of 1580 sq ft with commercial zoning, leaving many options for a potential buyer. The home has 3 bedrooms, 1 full bath, a living room, dining room, and kitchen on the first floor. The second floor has a large bedroom, with an area for storage as well. There is a detached garage. This home is being sold as is.

Key facts

• Commercial zoning
• Detached garage
• 0.39 acre lot

Tags

• COMMERCIAL ZONING
• SHENENDEHOWA SCHOOL DISTRICT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 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).
• This rent runs 33% 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $231,830 (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 1920 — 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. 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: 1.06% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.69%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (median comp): $326,373
• List price: $239,000
• Delta: -26.77%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Willow Ln	0.55mi	3/1.5 (-1)	1,536 (-2%)	9mo	$302,000	$197	58

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: 29.1%
• Equity multiple: 3.30×
• Total profit: $153,934
• Equity at exit: $215,310

10-year hold

• IRR: 25.3%
• Equity multiple: 7.50×
• Total profit: $434,676
• Equity at exit: $464,324

Cash invested: $66,920 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,527 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$270 /mo · $3,245/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $373

Break-even live

Break-even rent $2,055

Max offer price $239,000

Occupancy floor 80%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Elena Ct Mechanicville, NY	3.0	3.0	1728	$3,750	$2.17	14d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $239,000 Active 59 DOM
2. 2026-06-17
   days on market $239,000 Active 58 DOM
3. 2026-06-16
   pricedays on market $239,000 Active 57 DOM
4. 2026-06-15
   days on market $259,900 Active 56 DOM
5. 2026-06-14
   days on market $259,900 Active 54 DOM
6. 2026-06-13
   days on market $259,900 Active 53 DOM
7. 2026-06-10
   days on market $259,900 Active 51 DOM
8. 2026-06-09
   days on market $259,900 Active 50 DOM
9. 2026-06-08
   days on market $259,900 Active 49 DOM
10. 2026-06-07
    days on market $259,900 Active 48 DOM
11. 2026-06-05
    days on market $259,900 Active 45 DOM
12. 2026-06-03
    days on market $259,900 Active 44 DOM
13. 2026-06-02
    days on market $259,900 Active 43 DOM
14. 2026-06-01
    days on market $259,900 Active 42 DOM
15. 2026-05-31
    days on market $259,900 Active 41 DOM
16. 2026-05-31
    days on market $259,900 Active 40 DOM
17. 2026-04-20
    listed $259,900 Active 500-char remark

    Show marketing remark (500 chars)

    This home would be perfect for someone looking for a fixer upper. Located in the Town of Halfmoon, in the Shenendehowa School District. Sitting on .39 acres of land, the property is a total of 1580 sq ft with commercial zoning, leaving many options for a potential buyer. The home has 3 bedrooms, 1 full bath, a living room, dining room, and kitchen on the first floor. The second floor has a large bedroom, with an area for storage as well. There is a detached garage. This home is being sold as is.

18. 2022-11-30
    soldstatus $175,000
19. 2022-10-05
    soldstatus $175,000 Closed 715-char remark

    Show marketing remark (715 chars)

    Welcoming Farmhouse vibe! 4 bed, 1 bath oozing with charm! 1st floor has living room and dining room that flow into cute country kitchen. There is an adorable butlers nook off the kitchen that opens into the dining room from the other side to make a great floor plan. 3 bed and full bath are on first floor. 2nd floor has large bedroom. Ceilings are tall and make the home look impressive. Hardwood floors throughout. Outside is a lovely covered porch to sip your morning coffee! Lots of space for a garden. Detached garage. Home needs some TLC and priced to reflect. Roof new in2 019, wellpoint and pump replaced in the last few years, furnace is serviced regularly and has lots of life. Home is being sold AS-IS.

20. 2022-09-18
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Welcoming Farmhouse vibe! 4 bed, 1 bath oozing with charm! 1st floor has living room and dining room that flow into cute country kitchen. There is an adorable butlers nook off the kitchen that opens into the dining room from the other side to make a great floor plan. 3 bed and full bath are on first floor. 2nd floor has large bedroom. Ceilings are tall and make the home look impressive. Hardwood floors throughout. Outside is a lovely covered porch to sip your morning coffee! Lots of space for a garden. Detached garage. Home needs some TLC and priced to reflect. Roof new in2 019, wellpoint and pump replaced in the last few years, furnace is serviced regularly and has lots of life. Home is being sold AS-IS.

21. 2022-08-17
    listed $209,900 Active 715-char remark

    Show marketing remark (715 chars)

    Welcoming Farmhouse vibe! 4 bed, 1 bath oozing with charm! 1st floor has living room and dining room that flow into cute country kitchen. There is an adorable butlers nook off the kitchen that opens into the dining room from the other side to make a great floor plan. 3 bed and full bath are on first floor. 2nd floor has large bedroom. Ceilings are tall and make the home look impressive. Hardwood floors throughout. Outside is a lovely covered porch to sip your morning coffee! Lots of space for a garden. Detached garage. Home needs some TLC and priced to reflect. Roof new in2 019, wellpoint and pump replaced in the last few years, furnace is serviced regularly and has lots of life. Home is being sold AS-IS.

ⓘ 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: $3,245 · $270/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$397/yr (+$33/mo · 12.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $30,322
• − Mortgage interest: −$13,388
• − Property taxes: −$3,245
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,426
• − Management: −$2,426
• − Depreciation: −$6,953
• Taxable income: $690
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $4,309/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

• 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

+23.8% since first listed

5 events — show timeline

• 2026-04-20 Listed $259,900 Global MLS
• 2022-11-30 Sold (Public Records) $175,000 Public Records
• 2022-10-05 Sold (MLS) $175,000 Global MLS
• 2022-09-18 Pending — Global MLS
• 2022-08-17 Listed $209,900 Global MLS

Property tax history

+4.0%/yr

Latest (2025): $3,245 · +3.2% YoY. Source: county tax records.