19 Kenworthy Ave · Glens Falls, NY 12801

$215,000

6 bd · 2.5 ba · 1,867 sqft · SingleFamily public records · 78 Days on market

Built 1900 3,920 sqft lot Est $394k · 45% under

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Why this score? — see what drove the C- 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 +13.4/30.0
• 1% rule +5.0/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a large, affordable city home this is one of the best buys in Glens Falls. Featuring 6 bedrooms, 2 full baths, new wall to wall carpeting, full basement, attic/game room, 3 season porch and 2 driveways with parking for 4+ cars! WOW! Very Good Condition

Key facts

• Quiet street
• Close to parks
• Manageable yard

Tags

• QUIET STREET
• MANAGEABLE YARD
• CLOSE TO SHOPS
• CLOSE TO DINING
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $2 ($25/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $202k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.8% in 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 83/100 on livability (#60 in NY, #894 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+.
• Glens Falls City School District (urban): math 44% / reading 53% proficiency, ranked #416 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glens Falls Senior High School (math 98% / reading 64%, grade A, #485 of 1,100 statewide, top 45%, 601 students, 41% FRL).
• Zoned-school proficiency averages 81% at this address vs 48% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Glens Falls City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 56 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).
• This rent runs 38% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $185k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $215k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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 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: 1.00% ✓
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $393,937
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Grant Ave	0.68mi	5/2.0 (-1)	1,988 (+6%)	2mo	$420,000	$211	48
116 Crandall St	0.71mi	5/2.0 (-1)	1,768 (-5%)	22mo	$302,000	$171	33

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-34,540
• Equity at exit: $32,057

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-29,230
• Equity at exit: $18,589

Cash invested: $60,200 (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 12801

• Home prices YoY: -13.7%
• Active inventory: 56
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$487 /mo · $5,843/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $2

Break-even live

Break-even rent $2,157

Max offer price $215,000

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $63	+0% $2	+5% $-59	+10% $-120
Rent	-10% $-169	-5% $-83	+0% $2	+5% $87	+10% $173
Rate	-1.0pp $110	-0.5pp $57	base $2	+0.5pp $-54	+1.0pp $-110

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-03-31
   status Pending
2. 2026-03-09
   status Active
3. 2026-03-09
   status Pending
4. 2026-02-23
   price $215,000
5. 2026-01-13
   price $230,000
6. 2026-01-12
   listed $399,777 Active
7. 2025-05-01
   historical
8. 2025-02-03
   listed $260,000 Active
9. 2017-06-30
   soldstatus $118,500 275-char remark

   Show marketing remark (275 chars)

   If you are looking for a large, affordable city home this is one of the best buys in Glens Falls. Featuring 6 bedrooms, 2 full baths, new wall to wall carpeting, full basement, attic/game room, 3 season porch and 2 driveways with parking for 4+ cars! WOW! Very Good Condition

10. 2017-06-30
    soldstatus $118,500

    Show marketing remark (275 chars)

    If you are looking for a large, affordable city home this is one of the best buys in Glens Falls. Featuring 6 bedrooms, 2 full baths, new wall to wall carpeting, full basement, attic/game room, 3 season porch and 2 driveways with parking for 4+ cars! WOW! Very Good Condition

11. 2016-09-28
    listed $125,900 275-char remark

    Show marketing remark (275 chars)

    If you are looking for a large, affordable city home this is one of the best buys in Glens Falls. Featuring 6 bedrooms, 2 full baths, new wall to wall carpeting, full basement, attic/game room, 3 season porch and 2 driveways with parking for 4+ cars! WOW! Very Good Condition

12. 2016-09-28
    listed $125,900

    Show marketing remark (275 chars)

    If you are looking for a large, affordable city home this is one of the best buys in Glens Falls. Featuring 6 bedrooms, 2 full baths, new wall to wall carpeting, full basement, attic/game room, 3 season porch and 2 driveways with parking for 4+ cars! WOW! Very Good Condition

13. 2008-10-12
    historical
14. 2007-10-12
    listed $135,500
15. 2007-04-25
    soldstatus $110,000
16. 2006-10-28
    historical
17. 2006-04-28
    listed $149,900
18. 2000-09-15
    soldstatus $80,000

ⓘ 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: $5,843 · $487/mo
• Projected year-2 tax: $5,843 · $487/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $25,915
• − Mortgage interest: −$12,043
• − Property taxes: −$5,843
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$6,255
• Taxable loss: −$3,447
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $852/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: Glens Falls City School District
• NCES district ID: 3612240
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 53% ▲ 6.00%
• Median HH income: $48,216
• Composite: 41.34/100
• National rank: #3499
• State rank: #416 of 590 in NY

Livability — Glens Falls

• Score: 83/100
• State rank: #60
• US rank: #894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glens Falls, NY
• County: Warren County · 14,628 people
• City population: 14,628
• Metro: Glens Falls, NY
• Population (ZIP): 14,628
• Household income: $67,577
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 866.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 9% Romanian 5% Slovak 5%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.28%
• Current HPI: 330.581
• Rent YoY: —
• Metro: Glens Falls, 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

+168.8% since first listed

18 events — show timeline

• 2026-03-31 Pending — Global MLS
• 2026-03-09 Relisted — Global MLS
• 2026-03-09 Pending — Global MLS
• 2026-02-23 Price Changed $215,000 Global MLS
• 2026-01-13 Price Changed $230,000 Global MLS
• 2026-01-12 Listed $399,777 Global MLS
• 2025-05-01 Listing Removed — Global MLS
• 2025-02-03 Listed $260,000 Global MLS
• 2017-06-30 Sold (MLS) $118,500 Global MLS
• 2017-06-30 Sold (MLS) $118,500 Global MLS
• 2016-09-28 Listed $125,900 Global MLS
• 2016-09-28 Listed $125,900 Global MLS
• 2008-10-12 Listing Removed — Global MLS
• 2007-10-12 Listed $135,500 Global MLS
• 2007-04-25 Sold (Public Records) $110,000 Public Records
• 2006-10-28 Listing Removed — Global MLS
• 2006-04-28 Listed $149,900 Global MLS
• 2000-09-15 Sold (Public Records) $80,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $5,843 · +1.0% YoY. Source: county tax records.