21 Broad St · Schuylerville, NY 12871

$320,000

5 bd · 2.5 ba · 3,940 sqft · MultiFamily · 139 Days on market

Built 1960 Good condition 6,098 sqft lot $81/sqft · 49% below area Est $627k · 49% under ↓ 6% since listing

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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 +19.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• Schools +5.4/10.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

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

Don't miss this excellent investment opportunity! This well-maintained mixed-use building offers both commercial and residential income streams in one of the area's most desirable location in the Village of Schuylerville. GROUND FLOOR - Retail Space is approximately 706 sq. ft and features large display windows, high foot traffic visibility, and an open layout suitable for a wide variety of businesses. Ideal for owner-operators or to lease to new tenants. Currently for Rent for $1100/month. SECOND FLOOR - Residential Units: The upper level includes two fully rented apartments, each with private entrances. Tenants are on annual leases, providing immediate rental income. Zoned for commercial/residential use. Separate utility meters for each unit.

Key facts

• Mixed-use building
• Open layout
• 6,098 sq ft lot

Tags

• MIXED-USE BUILDING
• GROUND FLOOR RETAIL SPACE
• LARGE DISPLAY WINDOWS
• HIGH FOOT TRAFFIC VISIBILITY
• OPEN LAYOUT
• TWO FULLY RENTED APARTMENTS

🏷️ Possibly a rental listed for sale. The $320,000 price doesn't fit this home's estimated sale value (~$626,753) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $320k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $320k).
• Recommended offer: $282k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#186 in NY, #2,863 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, commute F.
• Schuylerville Central School District (rural): math 58% / reading 64% proficiency, ranked #201 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Schuylerville Elementary School (math 60% / reading 66%, grade B, #669 of 2,108 statewide, top 32%, 597 students, 36% FRL); Schuylerville Middle School (math 42% / reading 63%, grade C+, #235 of 729 statewide, top 33%, 290 students, 28% FRL); Schuylerville High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 482 students, 29% FRL).
• Market conditions: 32 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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 $90k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $281,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.02% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $626,753
• List price: $320,000
• Delta: -48.94%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $198,366
• Equity at exit: $288,281

10-year hold

• IRR: 24.4%
• Equity multiple: 7.31×
• Total profit: $565,351
• Equity at exit: $621,690

Cash invested: $89,600 (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 12871

• Home prices YoY: 4.0%
• Active inventory: 32
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,277 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$688
• Net cashflow: $377

Break-even live

Break-even rent $2,799

Max offer price $320,000

Occupancy floor 83%

Sensitivity live

Price	-10% $599	-5% $488	+0% $377	+5% $267	+10% $156
Rent	-10% $118	-5% $248	+0% $377	+5% $507	+10% $636
Rate	-1.0pp $539	-0.5pp $459	base $377	+0.5pp $294	+1.0pp $210

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,278
Total (2 units)			$3,277

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $320,000 Active 139 DOM
2. 2026-06-18
   days on market $320,000 Active 136 DOM
3. 2026-06-17
   days on market $320,000 Active 135 DOM
4. 2026-06-16
   days on market $320,000 Active 134 DOM
5. 2026-06-15
   days on market $320,000 Active 133 DOM
6. 2026-06-14
   days on market $320,000 Active 131 DOM
7. 2026-06-10
   days on market $320,000 Active 128 DOM
8. 2026-06-09
   days on market $320,000 Active 127 DOM
9. 2026-06-08
   days on market $320,000 Active 126 DOM
10. 2026-06-07
    days on market $320,000 Active 125 DOM
11. 2026-06-05
    days on market $320,000 Active 122 DOM
12. 2026-06-03
    days on market $320,000 Active 121 DOM
13. 2026-06-02
    days on market $320,000 Active 120 DOM
14. 2026-06-01
    days on market $320,000 Active 119 DOM
15. 2026-05-31
    days on market $320,000 Active 118 DOM
16. 2026-05-31
    days on market $320,000 Active 117 DOM
17. 2026-02-02
    listed $320,000 Active 769-char remark

    Show marketing remark (769 chars)

    Don't miss this excellent investment opportunity! This well-maintained mixed-use building offers both commercial and residential income streams in one of the area's most desirable location in the Village of Schuylerville. GROUND FLOOR - Retail Space is approximately 706 sq. ft and features large display windows, high foot traffic visibility, and an open layout suitable for a wide variety of businesses. Ideal for owner-operators or to lease to new tenants. Currently for Rent for $1100/month. SECOND FLOOR - Residential Units: The upper level includes two fully rented apartments, each with private entrances. Tenants are on annual leases, providing immediate rental income. Zoned for commercial/residential use. Separate utility meters for each unit.

18. 2026-01-25
    historical
19. 2025-08-06
    listed $340,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,324
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,146
• − Management: −$3,146
• − Depreciation: −$9,309
• Taxable loss: −$602
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $4,673/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained mixed-use building offers both commercial and residential income streams. The property is in good condition with minor repairs and maintenance needed, and updates to the kitchen and landscaping can significantly increase its value.

Repairs flagged

• Minor Paint — The kitchen and possibly other areas may benefit from a fresh coat of paint.
• Minor Landscaping — The landscaping could be updated to enhance curb appeal and attract tenants or buyers.
• Minor Appliances — The countertops and cabinets may benefit from a fresh coat of paint to improve the overall appearance of the kitchen.

Value-add opportunities

• Both Paint the kitchen cabinets and countertops — Fresh paint can improve the appearance and value of the property.
• Both Update the landscaping — Enhanced landscaping can improve curb appeal and attract potential tenants or buyers.
• Rental Inspect and clean the HVAC system — A clean and functioning HVAC system is essential for tenant satisfaction and can prevent costly repairs in the future.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · The kitchen and possibly other areas may benefit from a fresh coat of paint.	Minor	$500–3,000
Landscaping · The landscaping could be updated to enhance curb appeal and attract tenants or buyers.	Minor	$500–3,000
Appliances · The countertops and cabinets may benefit from a fresh coat of paint to improve the overall appearance of the kitchen.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the kitchen cabinets and countertops — Fresh paint can improve the appearance and value of the property. ↑
• Both Update the landscaping — Enhanced landscaping can improve curb appeal and attract potential tenants or buyers. ↑
• Rental Inspect and clean the HVAC system — A clean and functioning HVAC system is essential for tenant satisfaction and can prevent costly repairs in the future. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Schuylerville Central School District
• NCES district ID: 3626160
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 64% ▲ 6.00%
• Median HH income: $69,011
• Composite: 53.71/100
• National rank: #1423
• State rank: #201 of 590 in NY

Livability — Schuylerville

• Score: 77/100
• State rank: #186
• US rank: #2863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schuylerville, NY
• Population (ZIP): 3,997

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Romanian 9% Lithuanian 9% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 12.21%
• Current HPI: 320.1965
• Rent YoY: —
• Metro: —
• 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

-5.9% since first listed

3 events — show timeline

• 2026-02-02 Listed $320,000 Global MLS
• 2026-01-25 Listing Removed — Global MLS
• 2025-08-06 Listed $340,000 Global MLS