42 Ferry Blvd · South Glens Falls, NY 12803

$65,000

2 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 35 Days on market

Built 1900 7,840 sqft lot $44/sqft · 79% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Village Lot in South Glens Falls with public water and sewer. Current structure will need total rehab or removal and has been vacant for extended period of time. Please do not go on the property without permission. Cash or Rehab Loan being sold as-is.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached garage (1 garage space, 1 total parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Combination foundation; Other construction materials
• Exterior features: Lot with approximately 0.18 acres and about 50 feet of main road frontage

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Bedroom on the first level; Bedroom on the second level
• Bathrooms: One full bathroom on the first level
• Interior features: Four total rooms; Basement (other type)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.3% vs local median 2.3% in South Glens Falls — 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 73/100 on livability (#331 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F, commute F.
• South Glens Falls Central School District (suburban): math 49% / reading 59% proficiency, ranked #307 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Glens Falls Senior High School (math 92% / reading 91%, grade A+, #197 of 1,100 statewide, top 18%, 908 students, 36% FRL).
• Zoned-school proficiency averages 92% at this address vs 54% district-wide (+38 pts) — the actual schools serving this property are materially stronger than the South Glens Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($449 loan paydown + $5k appreciation (7.9% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1900 — 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. 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.
5. 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.
6. 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: 2.49% ✓
• Cap rate: 22.35%
• Cash-on-cash: 57.34%
• DSCR: 3.55
• GRM: 3.3

CMA / ARV

• ARV (median comp): $314,606
• List price: $65,000
• Delta: -79.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 E 6th St	0.28mi	3/1.0 (+1)	1,380 (-6%)	1mo	$202,000	$146	72
57 Harrison Ave	0.23mi	3/2.0 (+1)	1,380 (-6%)	6mo	$315,000	$228	66
6 Moreau Dr	0.13mi	3/2.0 (+1)	1,250 (-15%)	2mo	$305,000	$244	59
45 Fairview St Ext	0.62mi	3/1.5 (+1)	1,414 (-3%)	5mo	$249,900	$177	54
11 Chestnut St	0.49mi	2/1.0	1,344 (-8%)	18mo	$240,000	$179	49
29 Hudson St	0.57mi	2/1.5	1,302 (-11%)	5mo	$255,500	$196	49
21 Marion Ave	0.50mi	3/1.5 (+1)	1,625 (+11%)	8mo	$290,000	$178	45
34 Wilson Ave	0.72mi	3/2.0 (+1)	1,400 (-4%)	10mo	$325,000	$232	42
38 Stewart Ave	0.56mi	3/1.5 (+1)	1,646 (+12%)	5mo	$282,000	$171	42
11 Jackson Ave	0.71mi	3/2.0 (+1)	1,594 (+9%)	7mo	$265,000	$166	38
19 John St	0.66mi	3/2.0 (+1)	1,596 (+9%)	10mo	$320,000	$201	37
3 Fairview St	0.70mi	3/1.5 (+1)	1,301 (-11%)	17mo	$229,000	$176	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 67.6%
• Equity multiple: 5.49×
• Total profit: $81,693
• Equity at exit: $48,875

10-year hold

• IRR: 63.0%
• Equity multiple: 11.76×
• Total profit: $195,857
• Equity at exit: $96,536

Cash invested: $18,200 (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 12803

• Home prices YoY: 2.3%
• Active inventory: 32
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $870

Break-even live

Break-even rent $521

Max offer price $65,000

Occupancy floor 41%

Sensitivity live

Price	-10% $907	-5% $888	+0% $870	+5% $851	+10% $833
Rent	-10% $742	-5% $806	+0% $870	+5% $934	+10% $998
Rate	-1.0pp $902	-0.5pp $886	base $870	+0.5pp $853	+1.0pp $836

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60-62 Lawrence St Glens Falls, NY	2.0	1.0	1000	$1,650	$1.65	14d	1	1.16mi
221 Glen St Glens Falls, NY	1.0	1.5	1153	$1,595	$1.38	44d	1	1.25mi

Listing history 13 events

1. 2026-06-16
   status $65,000 Pending 35 DOM
2. 2026-06-15
   statusdays on market $65,000 Contingent 35 DOM
3. 2026-06-14
   days on market $65,000 Active 33 DOM
4. 2026-06-10
   days on market $65,000 Active 30 DOM
5. 2026-06-09
   days on market $65,000 Active 29 DOM
6. 2026-06-08
   days on market $65,000 Active 28 DOM
7. 2026-06-07
   days on market $65,000 Active 27 DOM
8. 2026-06-03
   days on market $65,000 Active 23 DOM
9. 2026-06-02
   days on market $65,000 Active 22 DOM
10. 2026-06-01
    days on market $65,000 Active 21 DOM
11. 2026-05-31
    days on market $65,000 Active 20 DOM
12. 2026-05-31
    days on market $65,000 Active 19 DOM
13. 2026-05-11
    listed $65,000 Active 252-char remark

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$289/yr (+$24/mo · 55.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,458
• − Mortgage interest: −$3,641
• − Property taxes: −$520
• − Insurance: −$325
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$1,891
• Taxable income: $9,968
• Est. tax owed @ 24.0%: −$2,392
• After-tax cash flow: $8,044/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: South Glens Falls Central School District
• NCES district ID: 3627240
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 59% ▲ 12.00%
• Median HH income: $59,015
• Composite: 46.93/100
• National rank: #2363
• State rank: #307 of 590 in NY

Livability — South Glens Falls

• Score: 73/100
• State rank: #331
• US rank: #5457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Glens Falls, NY
• City population: 8,915
• Population (ZIP): 8,915

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% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 0%

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: ▲ 7.89%
• Current HPI: 349.2844
• 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

3 events — show timeline

• 2026-06-16 Pending — Global MLS
• 2026-06-14 Contingent — Global MLS
• 2026-05-11 Listed $65,000 Global MLS

Property tax history

+3.5%/yr

Latest (2025): $520 · -33.9% YoY. Source: county tax records.