102 Barney Rd · Milton, NY 12850

$150,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured public records · 25 Days on market

Built 1980 3.59 ac lot

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• 1% rule +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Set on 3.59 beautiful, serene, and usable acres in the desirable Middle Grove area, 102 Barney Rd offers a rare opportunity for investors, builders, or buyers looking to create their dream home in a peaceful country setting. Tucked away among nature with plenty of privacy and open space, this property provides the perfect canvas for renovation, redevelopment, or new construction. The property currently features two connected residences being sold as-is. The original home is a 1-bedroom, 1-bath modular/prefab home situated on a slab foundation. Attached by a small hallway is a 2-bedroom, 1-bath mobile home addition. The structures are in need of significant repair and renovation and may be best suited for teardown or complete rehabilitation depending on the buyer's vision and plans. The true value of this property lies in the land and the existing infrastructure already in place. A major advantage for anyone considering a new build is the presence of two wells, two septic systems, and existing electric service already connected to the homes. While the current condition of the wells and septic systems is unknown, they were operational when the property was last occupied approximately five years ago. Having these utilities already established could represent substantial savings and added convenience for future development compared to starting from raw land. Whether you envision building a custom country retreat, weekend getaway, investment property, or homestead, this picturesque parcel offers endless potential. Enjoy the tranquility of nature while still being conveniently located within easy reach of Saratoga Springs, local amenities, recreation, and major routes. Bring your imagination and unlock the possibilities this unique property has to offer. Cash or rehab financing likely required. Property sold as-is.

Key facts

• Two septic systems
• Usable acres
• Two wells

Tags

• USABLE ACRES
• TWO CONNECTED RESIDENCES
• EXISTING ELECTRIC SERVICE
• TWO WELLS
• TWO SEPTIC SYSTEMS

Property features AI

Exterior

• Parking: Total of 6 parking spaces
• Utilities: Septic tank; Cable available
• Home design: Single family residence; Property condition: Fixer; Living area approximately 1,600; 3.59-acre lot
• Construction: Construction materials: Other; Slab foundation
• Exterior features: Metal roof; Shed(s) on the property; Property described as secluded, level, private, and cleared

Interior

• Kitchen: Appliances: Other
• Bedrooms: Three bedrooms (all on the first level) — one in the main house and two in the mobile home
• Bathrooms: Two full bathrooms (both on the first level)
• Heating & cooling: Has heating (type listed as other); Has cooling (type listed as other)
• Interior features: 8 total rooms; Slab foundation (no basement)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Greenfield Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 406 students, 36% FRL); Saratoga Springs High School (math 98% / reading 92%, grade A+, #83 of 1,100 statewide, top 8%, 1,947 students, 26% FRL) — zoned schools average 31% FRL vs 15% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 85% at this address vs 70% district-wide (+15 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: 21 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 $1k of loan paydown is wiped out by about $4k 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 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.06% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,747
• Equity at exit: $22,365

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $18,838
• Equity at exit: $12,969

Cash invested: $42,000 (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 12850

• Home prices YoY: -2.7%
• Active inventory: 21
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,591 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $292

Break-even live

Break-even rent $1,222

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $377	-5% $334	+0% $292	+5% $249	+10% $207
Rent	-10% $166	-5% $229	+0% $292	+5% $355	+10% $417
Rate	-1.0pp $367	-0.5pp $330	base $292	+0.5pp $253	+1.0pp $213

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 25 DOM
2. 2026-06-18
   days on market $150,000 Active 22 DOM
3. 2026-06-17
   days on market $150,000 Active 21 DOM
4. 2026-06-16
   days on marketlisting id $150,000 Active 20 DOM
5. 2026-06-15
   days on market $150,000 Active 19 DOM
6. 2026-06-14
   days on market $150,000 Active 17 DOM
7. 2026-06-13
   days on market $150,000 Active 16 DOM
8. 2026-06-10
   days on market $150,000 Active 14 DOM
9. 2026-06-09
   days on market $150,000 Active 13 DOM
10. 2026-06-08
    days on market $150,000 Active 12 DOM
11. 2026-06-07
    days on market $150,000 Active 11 DOM
12. 2026-06-05
    days on market $150,000 Active 8 DOM
13. 2026-06-03
    days on marketlisting id $150,000 Active 7 DOM
14. 2026-06-02
    days on market $150,000 Active 6 DOM
15. 2026-06-01
    days on market $150,000 Active 5 DOM
16. 2026-05-31
    days on market $150,000 Active 4 DOM
17. 2026-05-31
    days on market $150,000 Active 3 DOM
18. 2026-05-27
    listed $150,000 Active

    Show marketing remark (1844 chars)

    Set on 3.59 beautiful, serene, and usable acres in the desirable Middle Grove area, 102 Barney Rd offers a rare opportunity for investors, builders, or buyers looking to create their dream home in a peaceful country setting. Tucked away among nature with plenty of privacy and open space, this property provides the perfect canvas for renovation, redevelopment, or new construction. The property currently features two connected residences being sold as-is. The original home is a 1-bedroom, 1-bath modular/prefab home situated on a slab foundation. Attached by a small hallway is a 2-bedroom, 1-bath mobile home addition. The structures are in need of significant repair and renovation and may be best suited for teardown or complete rehabilitation depending on the buyer's vision and plans. The true value of this property lies in the land and the existing infrastructure already in place. A major advantage for anyone considering a new build is the presence of two wells, two septic systems, and existing electric service already connected to the homes. While the current condition of the wells and septic systems is unknown, they were operational when the property was last occupied approximately five years ago. Having these utilities already established could represent substantial savings and added convenience for future development compared to starting from raw land. Whether you envision building a custom country retreat, weekend getaway, investment property, or homestead, this picturesque parcel offers endless potential. Enjoy the tranquility of nature while still being conveniently located within easy reach of Saratoga Springs, local amenities, recreation, and major routes. Bring your imagination and unlock the possibilities this unique property has to offer. Cash or rehab financing likely required. Property sold as-is.

19. 2026-05-27
    listed $150,000 Active 1844-char remark

    Show marketing remark (1844 chars)

    Set on 3.59 beautiful, serene, and usable acres in the desirable Middle Grove area, 102 Barney Rd offers a rare opportunity for investors, builders, or buyers looking to create their dream home in a peaceful country setting. Tucked away among nature with plenty of privacy and open space, this property provides the perfect canvas for renovation, redevelopment, or new construction. The property currently features two connected residences being sold as-is. The original home is a 1-bedroom, 1-bath modular/prefab home situated on a slab foundation. Attached by a small hallway is a 2-bedroom, 1-bath mobile home addition. The structures are in need of significant repair and renovation and may be best suited for teardown or complete rehabilitation depending on the buyer's vision and plans. The true value of this property lies in the land and the existing infrastructure already in place. A major advantage for anyone considering a new build is the presence of two wells, two septic systems, and existing electric service already connected to the homes. While the current condition of the wells and septic systems is unknown, they were operational when the property was last occupied approximately five years ago. Having these utilities already established could represent substantial savings and added convenience for future development compared to starting from raw land. Whether you envision building a custom country retreat, weekend getaway, investment property, or homestead, this picturesque parcel offers endless potential. Enjoy the tranquility of nature while still being conveniently located within easy reach of Saratoga Springs, local amenities, recreation, and major routes. Bring your imagination and unlock the possibilities this unique property has to offer. Cash or rehab financing likely required. Property sold as-is.

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,964 · $164/mo
• Expected delta: +$571/yr (+$48/mo · 41.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $19,092
• − Mortgage interest: −$8,402
• − Property taxes: −$1,393
• − Insurance: −$750
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$4,364
• Taxable income: $1,129
• Est. tax owed @ 24.0%: −$271
• After-tax cash flow: $3,230/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

• Population (ZIP): 2,537

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -9.62%
• Current HPI: 345.3744
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $150,000 Global MLS
• 2026-05-27 Listed $150,000 Global MLS

Property tax history

+1.0%/yr

Latest (2025): $1,393 · -4.6% YoY. Source: county tax records.