2727 Plunkett Ave · Rotterdam, NY 12306

$175,000

3 bd · 1.0 ba · 828 sqft · SingleFamily public records · 7 Days on market

Built 1909 3,920 sqft lot Est $182k · at est.

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Why this score? — see what drove the C+ 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 +25.8/30.0
• ARV discount +9.3/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• 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

Charming traditional-style home with 3 bedrooms and 1 full bath, offering just under 1,000 sq ft of comfortable living space. This inviting property blends character and functionality, starting with the enclosed front porch -- the perfect bonus space for morning coffee, a reading nook, or welcoming guests. Inside, you'll find a spacious living room that flows naturally into the dining area, creating an open feel that's ideal for both everyday living and entertaining. The eat-in kitchen offers room for casual meals and gatherings, while first-floor laundry adds everyday convenience. Central air conditioning keeps the home comfortable year-round. With a manageable layout and great potential t

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1909

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.2% 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: 181 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.16% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $182,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
474 Summer St	0.11mi	2/1.0 (-1)	858 (+4%)	15mo	$210,000	$245	71
458 Eleventh St	0.23mi	2/1.0 (-1)	864 (+4%)	11mo	$170,000	$197	68
2865 Plunkett Ave	0.15mi	2/1.0 (-1)	894 (+8%)	11mo	$160,000	$179	65
2617 Hendricks St	0.16mi	2/1.0 (-1)	792 (-4%)	20mo	$146,500	$185	64
902 Draper Ave	0.28mi	2/1.0 (-1)	848 (+2%)	19mo	$88,000	$104	62
438 Olean St	0.20mi	3/1.5	912 (+10%)	13mo	$195,000	$214	61
3041 Granville Ave	0.43mi	3/1.0	920 (+11%)	8mo	$202,000	$220	54
233 Sixteenth St	0.63mi	3/1.0	920 (+11%)	0mo	$205,000	$223	52
312 Twelfth St	0.43mi	3/1.0	722 (-13%)	10mo	$170,000	$235	51
2732 Maida Ln	0.72mi	3/1.0	858 (+4%)	12mo	$277,000	$323	51
1221 Vinewood Ave	0.64mi	3/1.0	936 (+13%)	2mo	$235,000	$251	46
1026 Curry Rd	0.51mi	3/1.0	945 (+14%)	12mo	$190,000	$201	43

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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-1,211
• Equity at exit: $26,093

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $33,942
• Equity at exit: $15,131

Cash invested: $49,000 (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 12306

• Home prices YoY: -23.8%
• Active inventory: 181
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$918
• Tax from tax record: −$193 /mo · $2,315/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $426

Break-even live

Break-even rent $1,498

Max offer price $175,000

Occupancy floor 74%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Cramer Ave Schenectady, NY	3.0	1.0	1100	$2,295	$2.09	13d	1	0.06mi
1826 Campbell Ave Schenectady, NY	3.0	1.0	1000	$1,600	$1.60	13d	1	0.75mi
418 Third St Schenectady, NY	3.0	1.0	1000	$2,200	$2.20	13d	1	0.76mi
1120 Pleasant St Schenectady, NY	3.0	1.0	1000	$1,500	$1.50	14d	1	1.33mi
1130 Pleasant St Schenectady, NY	2.0	1.0	1069	$1,300	$1.22	43d	1	1.34mi
3 Lent Ct Unit 1 Schenectady, NY	2.0	1.0	800	$1,375	$1.72	23d	1	1.37mi
105 Long Pond Dr Schenectady, NY	1.0–2.0	1.0–2.0	925	$1,900	$2.05	13d	1	1.38mi
1729 Ferguson St Schenectady, NY	2.0	1.0	850	$1,730	$2.04	14d	1	1.40mi
1121 10th Ave Schenectady, NY	2.0	1.0	800	$1,250	$1.56	23d	1	1.47mi

Listing history 2 events

1. 2026-03-10
   status Pending
2. 2026-03-03
   listed $175,000 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: $2,315 · $193/mo
• Projected year-2 tax: $2,636 · $220/mo
• Expected delta: +$321/yr (+$27/mo · 13.9%)

ⓘ 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: $24,449
• − Mortgage interest: −$9,803
• − Property taxes: −$2,315
• − Insurance: −$875
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − Depreciation: −$5,091
• Taxable income: $2,453
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $4,523/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

2 events — show timeline

• 2026-03-10 Pending — Global MLS
• 2026-03-03 Listed $175,000 Global MLS

Property tax history

+1.9%/yr

Latest (2025): $2,315 · +2.1% YoY. Source: county tax records.