34 Woodlawn Ave · South Glens Falls, NY 12803

$309,000

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 91 Days on market

Built 1964 0.48 ac lot $228/sqft · 16% below area Est $370k · 16% 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 +14.9/15.0
• Appreciation +8.9/10.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Cash flow +3.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming ranch in a desirable South Glens Falls neighborhood, offering comfortable one-level living with additional basement space. Situated on a spacious lot with plenty of room for outdoor enjoyment, it's conveniently located near schools, shopping, and local amenities.

Key facts

• One-level living
• Spacious lot
• Outdoor enjoyment

Tags

• ONE-LEVEL LIVING
• ADDITIONAL BASEMENT SPACE
• SPACIOUS LOT
• OUTDOOR ENJOYMENT
• SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-940 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (53.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (53.4% below list).
• Recommended offer: $143k (53.8% below list) — sets the bar for cash-flow.

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.
• 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 $27k of equity ($2k loan paydown + $24k appreciation (7.9% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Recommended offer $142,862 (53.8% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.47% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.04%
• DSCR: 0.42
• GRM: 17.9

CMA / ARV

• ARV (median comp): $369,618
• List price: $309,000
• Delta: -16.40%
• 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
12 Bluebird Rd	0.23mi	3/2.5	1,331 (-2%)	1mo	$315,000	$237	79
10 Nolan Rd	0.41mi	3/1.0	1,344 (-1%)	7mo	$268,000	$199	73
12 Spruce St	0.42mi	3/2.0	1,350 (-1%)	10mo	$328,000	$243	67
36 Woodlawn Ave	0.02mi	3/2.0	1,512 (+11%)	17mo	$305,000	$202	62
11 Pine Rd	0.30mi	3/2.0	1,520 (+12%)	4mo	$390,000	$257	58
7 Maplewood Pkwy	0.33mi	4/1.5 (+1)	1,504 (+11%)	3mo	$370,000	$246	57
59 Bluebird Rd	0.49mi	2/2.0 (-1)	1,222 (-10%)	1mo	$305,000	$250	50
3 Tulip St	0.27mi	3/2.0	1,536 (+13%)	15mo	$420,000	$273	49
545 Gansevoort Rd	0.47mi	4/1.5 (+1)	1,224 (-10%)	10mo	$230,000	$188	46
11 Feeder Dam Rd	0.52mi	3/1.0	1,488 (+10%)	18mo	$226,500	$152	45
17 Primrose Ave	0.75mi	3/1.5	1,200 (-12%)	3mo	$345,000	$288	42
36 Nolan Rd	0.73mi	3/2.5	1,486 (+9%)	9mo	$435,000	$293	37

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: 10.0%
• Equity multiple: 1.75×
• Total profit: $65,109
• Equity at exit: $232,343

10-year hold

• IRR: 11.1%
• Equity multiple: 3.70×
• Total profit: $233,308
• Equity at exit: $458,915

Cash invested: $86,520 (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: 17.9×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$328 /mo · $3,938/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-940

Break-even live

Break-even rent $2,630

Max offer price $142,862

Occupancy floor —

Sensitivity live

Price	-10% $-766	-5% $-853	+0% $-940	+5% $-1,028	+10% $-1,115
Rent	-10% $-1,054	-5% $-997	+0% $-940	+5% $-884	+10% $-827
Rate	-1.0pp $-785	-0.5pp $-862	base $-940	+0.5pp $-1,021	+1.0pp $-1,102

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $309,000 Active 91 DOM
2. 2026-06-17
   days on market $309,000 Active 90 DOM
3. 2026-06-16
   days on market $309,000 Active 89 DOM
4. 2026-06-15
   days on market $309,000 Active 88 DOM
5. 2026-06-14
   days on market $309,000 Active 86 DOM
6. 2026-06-10
   days on market $309,000 Active 83 DOM
7. 2026-06-09
   days on market $309,000 Active 82 DOM
8. 2026-06-08
   days on market $309,000 Active 81 DOM
9. 2026-06-07
   days on market $309,000 Active 80 DOM
10. 2026-06-03
    days on market $309,000 Active 76 DOM
11. 2026-06-02
    days on market $309,000 Active 75 DOM
12. 2026-06-01
    days on market $309,000 Active 74 DOM
13. 2026-05-31
    days on market $309,000 Active 73 DOM
14. 2026-05-31
    days on market $309,000 Active 72 DOM
15. 2026-04-16
    price $309,000 272-char remark

    Show marketing remark (272 chars)

    Charming ranch in a desirable South Glens Falls neighborhood, offering comfortable one-level living with additional basement space. Situated on a spacious lot with plenty of room for outdoor enjoyment, it's conveniently located near schools, shopping, and local amenities.

16. 2026-04-05
    status Active 272-char remark

    Show marketing remark (272 chars)

    Charming ranch in a desirable South Glens Falls neighborhood, offering comfortable one-level living with additional basement space. Situated on a spacious lot with plenty of room for outdoor enjoyment, it's conveniently located near schools, shopping, and local amenities.

17. 2026-03-24
    historical Contingent 272-char remark

    Show marketing remark (272 chars)

    Charming ranch in a desirable South Glens Falls neighborhood, offering comfortable one-level living with additional basement space. Situated on a spacious lot with plenty of room for outdoor enjoyment, it's conveniently located near schools, shopping, and local amenities.

18. 2026-03-19
    listed $324,000 Active 272-char remark

    Show marketing remark (272 chars)

    Charming ranch in a desirable South Glens Falls neighborhood, offering comfortable one-level living with additional basement space. Situated on a spacious lot with plenty of room for outdoor enjoyment, it's conveniently located near schools, shopping, and local amenities.

19. 2024-11-14
    soldstatus $293,000 Closed 684-char remark

    Show marketing remark (684 chars)

    Moreau Three Bedroom Ranch! If your looking for a great home, in a great neighborhood, don't miss this one. This home is situated on a .48 acre lot, which is level and mostly cleared, making it great for get togethers and sport activities. The living room is large and accomodating with a separate dining area. The kitchen does offer an eat-in area when you don't want to use the living room dining space. Each bedroom is good sized, with harwwod floors under the carpets, which should be in good shape, as they have been covered for years. The basement is divided, with a finished area for additional living space, laundry and storage areas. Tremendous possibilities with this home!!

20. 2024-08-28
    status Pending 684-char remark

    Show marketing remark (684 chars)

    Moreau Three Bedroom Ranch! If your looking for a great home, in a great neighborhood, don't miss this one. This home is situated on a .48 acre lot, which is level and mostly cleared, making it great for get togethers and sport activities. The living room is large and accomodating with a separate dining area. The kitchen does offer an eat-in area when you don't want to use the living room dining space. Each bedroom is good sized, with harwwod floors under the carpets, which should be in good shape, as they have been covered for years. The basement is divided, with a finished area for additional living space, laundry and storage areas. Tremendous possibilities with this home!!

21. 2024-08-26
    listed $289,900 Active 684-char remark

    Show marketing remark (684 chars)

    Moreau Three Bedroom Ranch! If your looking for a great home, in a great neighborhood, don't miss this one. This home is situated on a .48 acre lot, which is level and mostly cleared, making it great for get togethers and sport activities. The living room is large and accomodating with a separate dining area. The kitchen does offer an eat-in area when you don't want to use the living room dining space. Each bedroom is good sized, with harwwod floors under the carpets, which should be in good shape, as they have been covered for years. The basement is divided, with a finished area for additional living space, laundry and storage areas. Tremendous possibilities with this home!!

ⓘ 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: $3,938 · $328/mo
• Projected year-2 tax: $4,580 · $382/mo
• Expected delta: +$642/yr (+$53/mo · 16.3%)

ⓘ 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: $17,269
• − Mortgage interest: −$17,309
• − Property taxes: −$3,938
• − Insurance: −$1,545
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$8,989
• Taxable loss: −$17,275
• Est. tax savings @ 24.0%: +$4,146
• After-tax cash flow: $-7,140/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

• 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

+6.6% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $309,000 Global MLS
• 2026-04-05 Relisted — Global MLS
• 2026-03-24 Contingent — Global MLS
• 2026-03-19 Listed $324,000 Global MLS
• 2024-11-14 Sold (MLS) $293,000 Global MLS
• 2024-08-28 Pending — Global MLS
• 2024-08-26 Listed $289,900 Global MLS

Property tax history

+6.9%/yr

Latest (2025): $3,938 · +57.8% YoY. Source: county tax records.