332 Stone Church Rd · Milton, NY 12020

$275,000

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 17 Days on market

Built 1972 0.56 ac lot Est $278k · at est.

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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).

• Cash flow +20.0/30.0
• ARV discount +7.9/15.0
• DSCR +6.3/10.0
• Schools +6.1/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

Key facts

• 0.56 acre lot
• 4 parking spots
• Built 1972

Tags

• PARTIALLY FENCED YARD
• TREE-HOUSE CHICKEN COOP

Property features AI

Exterior

• Parking: Off-street parking; Driveway with space for 4 vehicles
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Septic tank
• Home design: Single-family residence; Updated/remodeled; Entry level: first floor
• Construction: Vinyl siding; Brick/mortar foundation; Asphalt roof; Below-grade finished area
• Exterior features: Deck; Front porch; Porch; Shed(s); Level, wooded and cleared lot; Landscaped yard

Interior

• Kitchen: Electric oven; Range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Vinyl; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Vaulted ceilings; High-speed internet; Sliding doors; Double-pane windows
• Laundry & utility: Washer hookup; Dryer hookup (electric); Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (0.9% below list).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.4% in Milton — 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 66/100 on livability (#652 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Zoned schools: Saratoga Springs High School (math 98% / reading 92%, grade A+, #83 of 1,100 statewide, top 8%, 1,947 students, 26% FRL).
• Zoned-school proficiency averages 95% at this address vs 70% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the Saratoga Springs City SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+11.3%/yr); 223 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 31% of the median local income ($107k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $234k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.24%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $277,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
345 Stone Church Rd	0.09mi	3/1.5	1,288 (+1%)	19mo	$280,000	$217	77

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-8,772
• Equity at exit: $41,003

10-year hold

• IRR: 11.5%
• Equity multiple: 2.11×
• Total profit: $85,406
• Equity at exit: $23,777

Cash invested: $77,000 (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 12020

• Home prices YoY: -14.8%
• Rents YoY: 11.3%
• Active inventory: 223
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,724 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$259 /mo · $3,113/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $336

Break-even live

Break-even rent $2,299

Max offer price $275,000

Occupancy floor 83%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Madison Dr Ballston Spa, NY	1.0–3.0	1.0–2.5	1145	$3,266	$2.85	13d	41	0.54mi

Listing history 17 events

1. 2026-06-07
   statusdays on market $275,000 Pending 17 DOM
2. 2026-06-05
   days on market $275,000 Active 14 DOM
3. 2026-06-03
   days on market $275,000 Active 13 DOM
4. 2026-06-02
   days on market $275,000 Active 12 DOM
5. 2026-06-01
   days on market $275,000 Active 11 DOM
6. 2026-05-31
   days on market $275,000 Active 10 DOM
7. 2026-05-31
   days on market $275,000 Active 9 DOM
8. 2026-05-21
   listed $275,000 Active
9. 2022-11-16
   soldstatus $233,500
10. 2022-11-14
    soldstatus $233,500 Closed 560-char remark

    Show marketing remark (560 chars)

    Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

11. 2022-09-24
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

12. 2022-09-13
    price $229,000 560-char remark

    Show marketing remark (560 chars)

    Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

13. 2022-08-23
    status Active 560-char remark

    Show marketing remark (560 chars)

    Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

14. 2022-08-03
    status Pending 560-char remark

    Show marketing remark (560 chars)

    Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

15. 2022-07-12
    price $239,000 560-char remark

    Show marketing remark (560 chars)

    Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

16. 2022-05-28
    listed $249,000 Active 560-char remark

    Show marketing remark (560 chars)

    Newly Remodeled...Great Starter or Retirement Home All on One Level and .....Open Airy Concept Living Area ....Rear Deck ...3 Bedrooms and One Full Bath....Extra Storage and Finished Area in Basement ....Level Half Acre Lot with Potential to Add On if Necessary....Just Around the Corner are New Homes Starting at $550,000 and up......This Home is Easy to Maintain & Looking for its New Owner! Newer Well & Septic Also Easy to Convert to Natural Gas & Public Water Too ! Saratoga Springs School District...Minutes to Saratoga State Parks and Track

17. 1993-03-18
    soldstatus $59,000

ⓘ 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: $3,113 · $259/mo
• Projected year-2 tax: $3,880 · $323/mo
• Expected delta: +$767/yr (+$64/mo · 24.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $32,691
• − Mortgage interest: −$15,404
• − Property taxes: −$3,113
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,615
• − Management: −$2,615
• − Depreciation: −$8,000
• Taxable loss: −$431
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $4,136/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 — Milton

• Score: 66/100
• State rank: #652
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saratoga County · 166,192 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 34,937
• Household income: $107,112
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 607.0

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 4% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 6% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Chinese 1% Spanish 1% Other Asian/Pacific 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: ▼ -60.23%
• Current HPI: 346.5996
• Rent YoY: ▲ 11.26%
• Metro: Albany-Schenectady-Troy, 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

+366.1% since first listed

10 events — show timeline

• 2026-05-21 Listed $275,000 Global MLS
• 2022-11-16 Sold (Public Records) $233,500 Public Records
• 2022-11-14 Sold (MLS) $233,500 Global MLS
• 2022-09-24 Pending — Global MLS
• 2022-09-13 Price Changed $229,000 Global MLS
• 2022-08-23 Relisted — Global MLS
• 2022-08-03 Pending — Global MLS
• 2022-07-12 Price Changed $239,000 Global MLS
• 2022-05-28 Listed $249,000 Global MLS
• 1993-03-18 Sold (Public Records) $59,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,113 · -4.0% YoY. Source: county tax records.