417 Eleanor St · Schenectady, NY 12306

$239,900

6 bd · 2.0 ba · 2,374 sqft · SingleFamily public records · 3 Days on market

Built 1905 6,534 sqft lot Est $309k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• 1% rule +5.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Colonial in Bellevue -- Excellent Condition

Key facts

• Formal dining room
• Family room
• Updated kitchen

Tags

• UPDATED KITCHEN
• FORMAL DINING ROOM
• FAMILY ROOM
• LAUNDRY ON SECOND FLOOR
• TWO SETS OF STAIRS
• LARGE FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (11.5% below list).
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $212k (11.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#167 in NY, #2,597 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, cost of living A; Watch: employment D+, crime F.
• Schenectady City School District (urban): math 38% / reading 34% proficiency, ranked #556 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Schenectady High School (math 75% / reading 90%, grade A, #446 of 1,100 statewide, top 41%, 2,743 students, 71% FRL).
• Zoned-school proficiency averages 82% at this address vs 36% district-wide (+46 pts) — the actual schools serving this property are materially stronger than the Schenectady City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 184 active listings in the ZIP; solid renter incomes; 154 units permitted in Schenectady County in 2024 (54 in 5+ unit buildings).
• This rent runs 35% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $212,242 (11.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.80%
• DSCR: 0.88
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $308,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2937 Wellington Ave	0.57mi	5/2.0 (-1)	2,155 (-9%)	17mo	$280,000	$130	39

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-48,544
• Equity at exit: $35,770

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-53,887
• Equity at exit: $20,742

Cash invested: $67,172 (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: 184
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,445 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$730 /mo · $8,762/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-157

Break-even live

Break-even rent $2,643

Max offer price $212,242

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-89	+0% $-157	+5% $-224	+10% $-292
Rent	-10% $-350	-5% $-253	+0% $-157	+5% $-60	+10% $37
Rate	-1.0pp $-36	-0.5pp $-96	base $-157	+0.5pp $-219	+1.0pp $-282

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   status $239,900 Pending 3 DOM
2. 2026-06-18
   days on market $239,900 Active 3 DOM
3. 2026-06-17
   days on market $239,900 Active 2 DOM
4. 2026-06-15
   statusdays on marketlisting id $239,900 Active 1 DOM
5. 2024-10-15
   status Pending
6. 2024-07-31
   price $239,900
7. 2024-07-26
   listed $249,900 Active
8. 2022-01-07
   soldstatus $200,000
9. 2021-11-30
   soldstatus $190,000 Closed (Final Sale) 53-char remark

   Show marketing remark (53 chars)

   Beautiful Colonial in Bellevue -- Excellent Condition

10. 2021-09-20
    status Pend (Under Cntr) 53-char remark

    Show marketing remark (53 chars)

    Beautiful Colonial in Bellevue -- Excellent Condition

11. 2021-09-17
    listed $209,900 New 53-char remark

    Show marketing remark (53 chars)

    Beautiful Colonial in Bellevue -- Excellent Condition

12. 2011-12-02
    historical
13. 2011-04-29
    listed $132,900

ⓘ 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: $8,762 · $730/mo
• Projected year-2 tax: $8,762 · $730/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: $29,342
• − Mortgage interest: −$13,438
• − Property taxes: −$8,762
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,347
• − Management: −$2,347
• − Depreciation: −$6,979
• Taxable loss: −$5,732
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $-503/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: Schenectady City School District
• NCES district ID: 3626010
• Math proficiency: 38% ▲ 12.00%
• Reading proficiency: 34% ▲ 2.00%
• Median HH income: $39,453
• Composite: 30.2/100
• National rank: #6309
• State rank: #556 of 590 in NY

Livability — Schenectady

• Score: 78/100
• State rank: #167
• US rank: #2597

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Schenectady, NY
• County: Schenectady County · 141,369 people
• City population: 141,369
• 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

+80.5% since first listed

9 events — show timeline

• 2024-10-15 Pending — Global MLS
• 2024-07-31 Price Changed $239,900 Global MLS
• 2024-07-26 Listed $249,900 Global MLS
• 2022-01-07 Sold (Public Records) $200,000 Public Records
• 2021-11-30 Sold (MLS) $190,000 Global MLS
• 2021-09-20 Pending — Global MLS
• 2021-09-17 Listed $209,900 Global MLS
• 2011-12-02 Listing Removed — Global MLS
• 2011-04-29 Listed $132,900 Global MLS

Property tax history

+3.8%/yr

Latest (2025): $8,762 · +7.7% YoY. Source: county tax records.