113 Lafayette St · Victory, NY 12884

$74,200

2 bd · 1.0 ba · 1,107 sqft · SingleFamily · 95 Days on market

Built 1854 1.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a great opportunity? This property has tons of potential and is average in living space size for the neighborhood. It is located close to main roads with easy access to local amenities, such as shopping, banking, schools, and various eateries. Per our BPO/TAX describes the property as a SFR (ranch) built in 1854. It has a GLA of approx. 1107 and has 2 bedrooms and 1bath, NO basement and NO Garage. The property is on 43560 sq ft * * * Seller cannot guarantee access at any given time.

Key facts

• Close to main roads
• 1 acre lot
• Built 1854

Tags

• EASY ACCESS TO LOCAL AMENITIES
• CLOSE TO MAIN ROADS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#865 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B+; Watch: schools F, crime F, amenities 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.
• Market conditions: 2 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 $1k of equity ($513 loan paydown + $592 appreciation (0.8% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1854 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,522 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1854 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.43%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $212,544
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Route 4 Unit US	0.34mi	3/1.0 (+1)	1,040 (-6%)	6mo	$200,000	$192	64
20 Herkimer St	0.35mi	2/1.0	960 (-13%)	7mo	$188,000	$196	56
4 Mennen Rd	0.65mi	2/1.0	1,100 (-1%)	17mo	$193,000	$175	55

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

Projected returns pro-forma

0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.22×
• Total profit: $25,410
• Equity at exit: $24,551

10-year hold

• IRR: 27.2%
• Equity multiple: 4.23×
• Total profit: $67,090
• Equity at exit: $32,031

Cash invested: $20,776 (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 12884

• Home prices YoY: 0.4%
• Active inventory: 2
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$389
• Tax est. 1.5%: −$93 /mo · $1,113/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $388

Break-even live

Break-even rent $649

Max offer price $74,200

Occupancy floor 61%

Sensitivity live

Price	-10% $440	-5% $414	+0% $388	+5% $363	+10% $337
Rent	-10% $298	-5% $343	+0% $388	+5% $433	+10% $479
Rate	-1.0pp $426	-0.5pp $407	base $388	+0.5pp $369	+1.0pp $350

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: $18,550
• Closing costs: $2,226
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $74,200 Active 95 DOM
2. 2026-06-19
   remarks 502-char remark
3. 2026-06-19
   listed $74,200 Active 92 DOM

ⓘ 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: $13,689
• − Mortgage interest: −$4,156
• − Property taxes: −$1,113
• − Insurance: −$371
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,159
• Taxable income: $3,700
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $3,773/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: 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 — Victory

• Score: 62/100
• State rank: #865
• US rank: #16653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 567
• Population (ZIP): 567

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 10% Slovak 9% Lithuanian 7%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

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: ▲ 0.80%
• Current HPI: 183.3751
• 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