32 Nolan Rd · East Glenville, NY 12019

$289,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 39 Days on market

Built 1958 0.46 ac lot $229/sqft · 24% below area Est $382k · 24% under ↓ 9% since listing

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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 +15.0/15.0
• Cash flow +8.1/30.0
• Schools +6.1/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated raised ranch in the desirable Ballston Lake area! This 2-bedroom, 1-bath home has been completely renovated top to bottom! Natural light and beautiful hardwood floors with a fresh modern feel throughout. A finished Basement for added living space. OPEN HOUSE Wed, April 29th 5:00-7:00 pm.

Key facts

• Fully renovated
• Natural light
• Finished basement

Tags

• FULLY RENOVATED
• RAISED RANCH
• NATURAL LIGHT
• HARDWOOD FLOORS
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: One garage space; Four total parking spaces (includes driveway)
• Utilities: Septic tank
• Home design: Single family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved driveway; Fenced backyard

Interior

• Kitchen: Convection oven; Refrigerator
• Bedrooms: Two first-floor bedrooms
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Baseboard heating; Hot water heating
• Interior features: Finished full basement; One fireplace; Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.5% below list).
• Recommended offer: $215k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.5% in East Glenville — 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 68/100 on livability (#535 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: cost of living C-, crime D+, amenities F.
• Burnt Hills-Ballston Lake Central School District (suburban): math 64% / reading 73% proficiency, ranked #137 of 590 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Francis L Stevens Elementary School (math 67% / reading 77%, grade A-, #378 of 2,108 statewide, top 20%, 486 students, 17% FRL); Richard H O'Rourke Middle School (math 42% / reading 65%, grade C+, #228 of 729 statewide, top 31%, 724 students, 19% FRL); Burnt Hills-Ballston Lake Senior High School (math 97% / reading 98%, grade A+, #49 of 1,100 statewide, top 5%, 928 students, 19% FRL).
• Market conditions: 112 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,432 (25.5% 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 39 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
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: 0.75% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.2

CMA / ARV

• ARV (median comp): $381,606
• List price: $289,000
• Delta: -24.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Nolan Rd	0.05mi	2/1.0	1,221 (-3%)	3mo	$145,000	$119	90
92 Westside Dr	0.53mi	3/1.0 (+1)	1,104 (-12%)	6mo	$285,888	$259	44
4 Buell Ave	0.71mi	3/1.5 (+1)	1,298 (+3%)	20mo	$365,000	$281	39

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: -23.2%
• Equity multiple: 0.20×
• Total profit: $-64,439
• Equity at exit: $43,091

10-year hold

• IRR: -17.8%
• Equity multiple: 0.03×
• Total profit: $-78,727
• Equity at exit: $24,987

Cash invested: $80,920 (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 12019

• Home prices YoY: -22.7%
• Active inventory: 112
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$343 /mo · $4,113/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-277

Break-even live

Break-even rent $2,505

Max offer price $240,102

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-195	+0% $-277	+5% $-359	+10% $-440
Rent	-10% $-447	-5% $-362	+0% $-277	+5% $-192	+10% $-107
Rate	-1.0pp $-131	-0.5pp $-203	base $-277	+0.5pp $-352	+1.0pp $-428

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $289,000 Active 39 DOM
2. 2026-06-18
   days on market $289,000 Active 36 DOM
3. 2026-06-17
   days on market $289,000 Active 35 DOM
4. 2026-06-16
   days on market $289,000 Active 34 DOM
5. 2026-06-15
   days on market $289,000 Active 33 DOM
6. 2026-06-14
   pricedays on market $289,000 Active 31 DOM
7. 2026-06-10
   days on market $294,000 Active 28 DOM
8. 2026-06-09
   days on market $294,000 Active 27 DOM
9. 2026-06-08
   days on market $294,000 Active 26 DOM
10. 2026-06-07
    pricedays on market $294,000 Active 25 DOM
11. 2026-06-03
    days on market $299,000 Active 21 DOM
12. 2026-06-02
    days on market $299,000 Active 20 DOM
13. 2026-06-01
    days on market $299,000 Active 19 DOM
14. 2026-05-31
    days on market $299,000 Active 18 DOM
15. 2026-05-31
    days on market $299,000 Active 17 DOM
16. 2026-05-04
    status Pending 304-char remark
17. 2026-04-30
    price $309,000 304-char remark
18. 2026-04-27
    listed $319,000 Active 304-char remark

ⓘ 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: $4,113 · $343/mo
• Projected year-2 tax: $4,499 · $375/mo
• Expected delta: +$386/yr (+$32/mo · 9.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $25,852
• − Mortgage interest: −$16,188
• − Property taxes: −$4,113
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − Depreciation: −$8,407
• Taxable loss: −$8,438
• Est. tax savings @ 24.0%: +$2,025
• After-tax cash flow: $-1,296/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: Burnt Hills-Ballston Lake Central School District
• NCES district ID: 3605940
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 73% ▲ 2.00%
• Median HH income: $79,256
• Composite: 60.89/100
• National rank: #813
• State rank: #137 of 590 in NY

Livability — East Glenville

• Score: 68/100
• State rank: #535
• US rank: #9653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 610
• Population (ZIP): 15,683

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 (87%)
• Race & ethnicity: White 87% Two or more races 4% Asian 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 7% Lithuanian 4% Iranian 4%
• Foreign-born: 6% · China, Canada
• Languages at home: 94% English-only · Tagalog/Filipino 1% Other Indo-European 1% Chinese 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: ▼ -98.02%
• Current HPI: 334.4925
• 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

-9.4% since first listed

7 events — show timeline

• 2026-06-13 Price Changed $289,000 Global MLS
• 2026-06-07 Price Changed $294,000 Global MLS
• 2026-05-29 Price Changed $299,000 Global MLS
• 2026-05-20 Relisted — Global MLS
• 2026-05-04 Pending — Global MLS
• 2026-04-30 Price Changed $309,000 Global MLS
• 2026-04-27 Listed $319,000 Global MLS

Property tax history

+1.7%/yr

Latest (2025): $4,113 · +0.5% YoY. Source: county tax records.