114-116 Sandhill Rd · Saratoga Springs, NY 12833

$330,000

6 bd · 2.0 ba · 2,548 sqft · MultiFamily public records · 4 Days on market

Built 1975 0.46 ac lot $130/sqft · 49% below area Est $653k · 49% 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 +11.4/30.0
• Appreciation +9.3/10.0
• Schools +6.1/10.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

* * MULTIPLE OFFERS * * highest and best offers are due by Thursday May 7th at 9am. Calling all investors looking to pick up another duplex. This side-by-side property offers two spacious 3-bedroom, 1-bath units, thoughtfully separated by two one-car garages for added privacy. Each unit features its own fenced yard, clearly defining outdoor space and parking. Set on just under 1/2 an acre, this property offers room to breathe while still being only 10 minutes from Saratoga Springs and located within the Saratoga Springs School District. Tenants handle snow removal and lawn care, keeping operating expenses low. Whether you're looking to offset your mortgage with rental income or expand you

Key facts

• Fenced yard
• Outdoor space
• One car garages

Tags

• FENCED YARD
• ONE CAR GARAGES
• OUTDOOR SPACE

Property features AI

Finance

• Other: Lot approximately 0.46 acres with dimensions 97 x 197 x 100 x 195
• Financial info: Multi-family with 2 units; Tenants are responsible for trash collection, hot water, internet, snow removal, cable TV, electricity, and gas
• HOA & community: No HOA information provided

Exterior

• Parking: Attached 2-car garage; Additional driveway parking for a total of 6 parking spaces; Stone and attached parking features
• Security: No security features provided
• Utilities: Septic tank; Cable available
• Home design: Duplex; Two-unit property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Asphalt roof; Chain link fencing enclosing the backyard

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Each unit has 3 bedrooms (both units upstairs)
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms total (one full bath in each unit)
• Heating & cooling: Baseboard heating; Electric and propane heating sources; Window air conditioning units
• Interior features: Carpet and linoleum flooring; Basement on slab; Main-level laundry
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative. Per door: $-57/mo.
• To cash-flow at today's rent, offer at most $310k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (21.2% below list).
• Recommended offer: $260k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.0% in Saratoga Springs — 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 82/100 on livability (#83 in NY, #1,284 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, schools A; Watch: amenities D+, cost of living F.
• Saratoga Springs City SD (suburban): math 67% / reading 72% proficiency, ranked #138 of 590 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 47 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 $31k of equity ($2k loan paydown + $29k appreciation (8.7% 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $130k; list at $330k implies a 154% gain — meaningful room to come down on a strong offer.

Recommended offer $260,000 (21.2% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (median comp): $652,975
• List price: $330,000
• Delta: -49.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108-110 Sandhill Rd	0.02mi	6/2.0	2,548 (0%)	18mo	$322,000	$126	84

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

Projected returns pro-forma

8.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.55×
• Total profit: $143,489
• Equity at exit: $266,448

10-year hold

• IRR: 18.8%
• Equity multiple: 5.58×
• Total profit: $422,869
• Equity at exit: $544,658

Cash invested: $92,400 (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 12833

• Home prices YoY: 2.6%
• Active inventory: 47
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$299 /mo · $3,591/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-113

Break-even live

Break-even rent $2,743

Max offer price $309,986

Occupancy floor 99%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,600
Total (2 units)			$2,600

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   status Pending 763-char remark
2. 2026-05-04
   listed $330,000 Active 763-char remark
3. 2002-05-28
   soldstatus $130,000

ⓘ 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: $3,591 · $299/mo
• Projected year-2 tax: $4,584 · $382/mo
• Expected delta: +$993/yr (+$83/mo · 27.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 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: $31,200
• − Mortgage interest: −$18,485
• − Property taxes: −$3,591
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$9,600
• Taxable loss: −$7,118
• Est. tax savings @ 24.0%: +$1,708
• After-tax cash flow: $349/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: Saratoga Springs City SD
• NCES district ID: 3625770
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $69,864
• Composite: 60.83/100
• National rank: #818
• State rank: #138 of 590 in NY

Livability — Saratoga Springs

• Score: 82/100
• State rank: #83
• US rank: #1284

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 40,057
• Population (ZIP): 5,368

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada

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: ▲ 8.69%
• Current HPI: 347.631
• 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

+153.8% since first listed

4 events — show timeline

• 2026-05-08 Pending — Global MLS
• 2026-05-08 Listing Removed — Global MLS
• 2026-05-04 Listed $330,000 Global MLS
• 2002-05-28 Sold (Public Records) $130,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $3,591 · -4.6% YoY. Source: county tax records.