3011 Broadway · Rotterdam, NY 12306

$279,900

4 bd · 2.0 ba · 1,593 sqft · MultiFamily public records · 4 Days on market

Built 1948 9,147 sqft lot Est $272k · 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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +7.0/10.0
• ARV discount +6.3/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fantastic investment opportunity in this well-maintained two-family home in Rotterdam, located in the Mohonasen School District with both public water and sewer!. This income-producing property features two spacious 2-bedroom, 1-bath units with separate entrances and utilities! Home is Ideal for both investors and owner-occupants looking to offset their mortgage or multi-generational living. Each unit offers updated living space with eat-in kitchens, functional layouts, and access to a full basement providing ample storage and laundry space. Recent updates, including a newer furnace and roof, add peace of mind and long-term value. The exterior enhances the appeal with a detached one-car garage, off-street parking, and a generous, level yard! Strategically located near shopping, dining, schools, and major roadways, this property delivers strong rental potential and consistent demand. Whether you're expanding your portfolio or launching into house hacking, this turnkey duplex is a smart move with built-in upside.

Key facts

• In law apartment
• Newer furnace
• Eat-in kitchens

Tags

• IN LAW APARTMENT
• UPDATED LIVING SPACE
• EAT-IN KITCHENS
• FULL BASEMENT
• NEWER FURNACE
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Cap rate 9.1% 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; 4 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).
• At $3,348/mo this rent would consume 48% of the median local household income ($83k/yr) (locally 629% 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 $8k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 18y 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 $140k; list at $280k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $279,900

Questions for the listing agent

1. Built in 1948 — 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 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: 1.20% ✓
• Cap rate: 9.09%
• Cash-on-cash: 10.00%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $272,403
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2857-2859 Plunkett Ave	0.15mi	3/2.0 (-1)	1,476 (-7%)	14mo	$220,000	$149	64
954 Cleveland Ave	0.45mi	3/2.0 (-1)	1,541 (-3%)	8mo	$212,000	$138	62
2820 Broadway	0.17mi	3/2.0 (-1)	1,800 (+13%)	7mo	$254,000	$141	59
420 Marengo St	0.24mi	5/2.0 (+1)	1,820 (+14%)	6mo	$309,000	$170	55
802 Harrison Ave	0.48mi	4/2.0	1,728 (+8%)	12mo	$295,000	$171	53
2330 Fairlee St	0.71mi	5/2.0 (+1)	1,656 (+4%)	6mo	$300,000	$181	50
1344 Evergreen Ave	0.62mi	5/3.5 (+1)	1,800 (+13%)	12mo	$335,000	$186	28
2138 Neil St	0.73mi	3/2.0 (-1)	1,356 (-15%)	12mo	$260,000	$192	26

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-3,666
• Equity at exit: $41,734

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $50,727
• Equity at exit: $24,201

Cash invested: $78,372 (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: 13.9×

Monthly cashflow live

• Estimated rent: $3,348 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$407 /mo · $4,887/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $653

Break-even live

Break-even rent $2,521

Max offer price $279,900

Occupancy floor 75%

Sensitivity live

Price	-10% $812	-5% $732	+0% $653	+5% $574	+10% $495
Rent	-10% $389	-5% $521	+0% $653	+5% $785	+10% $918
Rate	-1.0pp $794	-0.5pp $724	base $653	+0.5pp $581	+1.0pp $507

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,348
Total (2 units)			$3,348

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Cramer Ave Schenectady, NY	3.0	1.0	1100	$2,295	$2.09	14d	1	0.25mi
909 Vischer Ave Schenectady, NY	3.0	1.5	1512	$1,995	$1.32	14d	1	0.40mi
2030 Euclid Ave Schenectady, NY	3.0	1.0	1300	$2,000	$1.54	19d	1	0.83mi
2007 Campbell Ave Schenectady, NY	3.0	1.0	1272	$1,600	$1.26	14d	1	0.98mi

Listing history 44 events

1. 2026-04-22
   status Pending 1039-char remark

   Show marketing remark (1039 chars)

   Fantastic investment opportunity in this well-maintained two-family home in Rotterdam, located in the Mohonasen School District with both public water and sewer!. This income-producing property features two spacious 2-bedroom, 1-bath units with separate entrances and utilities! Home is Ideal for both investors and owner-occupants looking to offset their mortgage or multi-generational living. Each unit offers updated living space with eat-in kitchens, functional layouts, and access to a full basement providing ample storage and laundry space. Recent updates, including a newer furnace and roof, add peace of mind and long-term value. The exterior enhances the appeal with a detached one-car garage, off-street parking, and a generous, level yard! Strategically located near shopping, dining, schools, and major roadways, this property delivers strong rental potential and consistent demand. Whether you're expanding your portfolio or launching into house hacking, this turnkey duplex is a smart move with built-in upside.

2. 2026-04-21
   status Pending
3. 2026-04-17
   listed $279,900 Active 1039-char remark

   Show marketing remark (1039 chars)

   Fantastic investment opportunity in this well-maintained two-family home in Rotterdam, located in the Mohonasen School District with both public water and sewer!. This income-producing property features two spacious 2-bedroom, 1-bath units with separate entrances and utilities! Home is Ideal for both investors and owner-occupants looking to offset their mortgage or multi-generational living. Each unit offers updated living space with eat-in kitchens, functional layouts, and access to a full basement providing ample storage and laundry space. Recent updates, including a newer furnace and roof, add peace of mind and long-term value. The exterior enhances the appeal with a detached one-car garage, off-street parking, and a generous, level yard! Strategically located near shopping, dining, schools, and major roadways, this property delivers strong rental potential and consistent demand. Whether you're expanding your portfolio or launching into house hacking, this turnkey duplex is a smart move with built-in upside.

4. 2026-04-16
   listed $279,900 Active
5. 2022-02-25
   soldstatus $140,000
6. 2021-12-14
   status Pending 357-char remark

   Show marketing remark (357 chars)

   An easy to rent two family property. Currently, this two family has fantastic long term tenants (over 3 years). The home has two separate accesses and separate utilities for each unit. Great amount of storage for this property as well- full basement and a 1 car garage. Also, this home has a great yard to enjoy as well. Very Good Condition, Good Condition

7. 2021-11-08
   status Pend (Under Cntr) 357-char remark

   Show marketing remark (357 chars)

   An easy to rent two family property. Currently, this two family has fantastic long term tenants (over 3 years). The home has two separate accesses and separate utilities for each unit. Great amount of storage for this property as well- full basement and a 1 car garage. Also, this home has a great yard to enjoy as well. Very Good Condition, Good Condition

8. 2021-10-07
   price $159,900 357-char remark

   Show marketing remark (357 chars)

   An easy to rent two family property. Currently, this two family has fantastic long term tenants (over 3 years). The home has two separate accesses and separate utilities for each unit. Great amount of storage for this property as well- full basement and a 1 car garage. Also, this home has a great yard to enjoy as well. Very Good Condition, Good Condition

9. 2021-09-19
   status Back On Market 357-char remark

   Show marketing remark (357 chars)

   An easy to rent two family property. Currently, this two family has fantastic long term tenants (over 3 years). The home has two separate accesses and separate utilities for each unit. Great amount of storage for this property as well- full basement and a 1 car garage. Also, this home has a great yard to enjoy as well. Very Good Condition, Good Condition

10. 2021-08-31
    status Pend (Under Cntr) 357-char remark

    Show marketing remark (357 chars)

    An easy to rent two family property. Currently, this two family has fantastic long term tenants (over 3 years). The home has two separate accesses and separate utilities for each unit. Great amount of storage for this property as well- full basement and a 1 car garage. Also, this home has a great yard to enjoy as well. Very Good Condition, Good Condition

11. 2021-08-11
    listed $162,500 New 357-char remark

    Show marketing remark (357 chars)

    An easy to rent two family property. Currently, this two family has fantastic long term tenants (over 3 years). The home has two separate accesses and separate utilities for each unit. Great amount of storage for this property as well- full basement and a 1 car garage. Also, this home has a great yard to enjoy as well. Very Good Condition, Good Condition

12. 2017-03-06
    historical
13. 2017-03-02
    status Back On Market
14. 2017-02-11
    status Pend (Under Cntr)
15. 2017-01-22
    listed $135,000 New
16. 2017-01-01
    historical
17. 2016-11-08
    price $133,425
18. 2016-10-04
    price $136,709
19. 2016-09-08
    price $138,630
20. 2016-07-27
    price $140,000
21. 2016-07-05
    listed $146,500 New
22. 2016-07-01
    price $146,500
23. 2016-07-01
    historical
24. 2016-06-17
    price $136,500
25. 2016-05-21
    price $135,500
26. 2016-05-06
    price $139,000
27. 2016-04-14
    price $140,000
28. 2015-09-29
    price $141,000
29. 2015-09-29
    price $143,000
30. 2015-09-29
    status Active
31. 2015-09-24
    historical
32. 2015-09-10
    listed $145,616 Active
33. 2015-06-19
    historical
34. 2015-01-10
    listed $148,500
35. 2014-12-15
    historical
36. 2014-04-14
    listed $162,000
37. 2009-11-20
    soldstatus $147,000
38. 2009-11-18
    soldstatus $147,000
39. 2009-09-21
    historical
40. 2009-07-16
    listed $149,000
41. 2009-06-01
    historical
42. 2008-08-22
    listed $159,900
43. 2008-07-01
    historical
44. 2008-02-22
    listed $199,900

ⓘ 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: $4,887 · $407/mo
• Projected year-2 tax: $4,887 · $407/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 2/10 Low
• 🌡 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: $40,176
• − Mortgage interest: −$15,679
• − Property taxes: −$4,887
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,214
• − Management: −$3,214
• − Depreciation: −$8,143
• Taxable income: $3,640
• Est. tax owed @ 24.0%: −$874
• After-tax cash flow: $6,965/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

+40.0% since first listed

44 events — show timeline

• 2026-04-22 Pending — Global MLS
• 2026-04-21 Pending — Global MLS
• 2026-04-17 Listed $279,900 Global MLS
• 2026-04-16 Listed $279,900 Global MLS
• 2022-02-25 Sold (Public Records) $140,000 Public Records
• 2021-12-14 Pending — Global MLS
• 2021-11-08 Pending — Global MLS
• 2021-10-07 Price Changed $159,900 Global MLS
• 2021-09-19 Relisted — Global MLS
• 2021-08-31 Pending — Global MLS
• 2021-08-11 Listed $162,500 Global MLS
• 2017-03-06 Listing Removed — Global MLS
• 2017-03-02 Relisted — Global MLS
• 2017-02-11 Pending — Global MLS
• 2017-01-22 Listed $135,000 Global MLS
• 2017-01-01 Listing Removed — Global MLS
• 2016-11-08 Price Changed $133,425 Global MLS
• 2016-10-04 Price Changed $136,709 Global MLS
• 2016-09-08 Price Changed $138,630 Global MLS
• 2016-07-27 Price Changed $140,000 Global MLS
• 2016-07-05 Listed $146,500 Global MLS
• 2016-07-01 Price Changed $146,500 Global MLS
• 2016-07-01 Listing Removed — Global MLS
• 2016-06-17 Price Changed $136,500 Global MLS
• 2016-05-21 Price Changed $135,500 Global MLS
• 2016-05-06 Price Changed $139,000 Global MLS
• 2016-04-14 Price Changed $140,000 Global MLS
• 2015-09-29 Price Changed $143,000 Global MLS
• 2015-09-29 Price Changed $141,000 Global MLS
• 2015-09-29 Relisted — Global MLS
• 2015-09-24 Listing Removed — Global MLS
• 2015-09-10 Listed $145,616 Global MLS
• 2015-06-19 Listing Removed — Global MLS
• 2015-01-10 Listed $148,500 Global MLS
• 2014-12-15 Listing Removed — Global MLS
• 2014-04-14 Listed $162,000 Global MLS
• 2009-11-20 Sold (MLS) $147,000 Global MLS
• 2009-11-18 Sold (Public Records) $147,000 Public Records
• 2009-09-21 Listing Removed — Global MLS
• 2009-07-16 Listed $149,000 Global MLS
• 2009-06-01 Listing Removed — Global MLS
• 2008-08-22 Listed $159,900 Global MLS
• 2008-07-01 Listing Removed — Global MLS
• 2008-02-22 Listed $199,900 Global MLS

Property tax history

-2.6%/yr

Latest (2025): $4,887 · +2.0% YoY. Source: county tax records.