1809 Ridge Rd · Glens Falls North, NY 12804

$349,900

2 bd · 1.5 ba · 1,278 sqft · SingleFamily public records · 36 Days on market

Built 1945 1.31 ac lot Est $355k · at est.

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Why this score? — see what drove the F 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 +8.2/15.0
• Schools +6.1/10.0
• Cash flow +5.7/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Opportunity for Investors or Handyman. A unique chance to own a home on Ridge Road, close to Lake George. This home is in need of repair and updating but sits on a strong foundation with good structure and a dry basement. The slate roof is in excellent condition, and will last many more years, as is the easy maintenance vinyl siding. Sitting on 1.31 acres this property offers total privacy with beautiful mature trees and perennials. The glassed in 3 season porch in the back offers additional living space while overlooking the peaceful back yard, while the front screened porch offers outdoor relaxation. 2 bedrooms and 1.5 baths, this home exudes character and old-fashioned charm with hardwood floors throughout most of the house with wood-burning brick fireplace as the centerpiece of the living room. The kitchen has a sunny breakfast nook, and the dining room is conveniently located between the living and cooking area. The 2 upstairs bedrooms have a full bathroom in-between them. Bathroom needs total updating. There is a laundry room with room for washer and dryer, and a half bath. There is also plenty of storage with a kitchen pantry, linen closet, utility closet, coat closet and 2 large closets in each bedroom. The investment and potential for either a renovation project or investing in a home for the future with an almost guaranteed valuation of thousands more than the purchase and renovation costs, especially being located in the award winning Lake George School District. Priced to sell. Cash or conventional financing only. Sold as is.

Key facts

• Move-in-ready
• Quiet neighborhood
• 1.31 acre lot

Tags

• QUIET NEIGHBORHOOD
• MOVE-IN-READY
• MINUTES FROM LAKE GEORGE
• YEAR-ROUND OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Detached garage (1 garage space); Driveway and off-street parking (total 4 parking spaces)
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Septic tank
• Home design: Single-family residence; Stone foundation; Vinyl siding; Slate roof; 1.31-acre lot
• Construction: Vinyl siding construction; Stone foundation; Slate roof
• Exterior features: Enclosed patio/porch; Barn on property; Detached garage structure

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: First-floor bedroom; Two bedrooms on the second floor
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms (one on the first floor, one on the second floor)
• Heating & cooling: Forced air heating; Oil-fired heating
• Interior features: 10 total rooms; Enclosed sun room; Wood-burning fireplace; Smoke and carbon monoxide detectors
• Laundry & utility: Utility room in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-716 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (48.9% below list).
• Recommended offer: $179k (48.9% below list) — sets the bar for 1% rule.
• Cap rate 3.8% vs local median 2.5% in Glens Falls North — 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 80/100 on livability (#112 in NY, #1,836 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D+, commute F.
• Lake George Central School District (rural): math 68% / reading 73% proficiency, ranked #131 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake George Elementary School (math 62% / reading 82%, grade A-, #378 of 2,108 statewide, top 20%, 300 students, 24% FRL); Lake George Junior-Senior High School (math 72% / reading 62%, grade B, #746 of 1,100 statewide, top 69%, 330 students, 19% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 160 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 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 $10k 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 36 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $350k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,903 (48.9% 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 36 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — 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. 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?
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: 0.51% ✗
• Cap rate: 3.84%
• Cash-on-cash: -8.77%
• DSCR: 0.61
• GRM: 16.3

CMA / ARV

• ARV (on-the-fly): $355,284
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1849 Ridge Rd	0.18mi	3/2.0 (+1)	1,440 (+13%)	10mo	$400,000	$278	55

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: -31.9%
• Equity multiple: -0.05×
• Total profit: $-102,436
• Equity at exit: $52,171

10-year hold

• IRR: -36.8%
• Equity multiple: -0.52×
• Total profit: $-148,512
• Equity at exit: $30,253

Cash invested: $97,972 (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 12804

• Home prices YoY: -9.0%
• Active inventory: 160
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-716

Break-even live

Break-even rent $2,695

Max offer price $223,459

Occupancy floor —

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $349,900 Active 36 DOM
2. 2026-06-17
   days on market $349,900 Active 35 DOM
3. 2026-06-16
   days on market $349,900 Active 34 DOM
4. 2026-06-15
   days on market $349,900 Active 33 DOM
5. 2026-06-13
   days on market $349,900 Active 31 DOM
6. 2026-06-12
   days on market $349,900 Active 30 DOM
7. 2026-06-09
   days on market $349,900 Active 27 DOM
8. 2026-06-08
   days on market $349,900 Active 26 DOM
9. 2026-06-07
   days on market $349,900 Active 25 DOM
10. 2026-06-07
    days on market $349,900 Active 24 DOM
11. 2026-06-04
    days on market $349,900 Active 21 DOM
12. 2026-06-02
    days on market $349,900 Active 20 DOM
13. 2026-06-01
    price $349,900 Active 19 DOM
14. 2026-06-01
    days on market $379,000 Active 19 DOM
15. 2026-05-31
    days on market $379,000 Active 18 DOM
16. 2026-05-13
    listed $379,000 Active
17. 2025-12-16
    soldstatus $165,000 Closed 1585-char remark

    Show marketing remark (1585 chars)

    Rare Opportunity for Investors or Handyman. A unique chance to own a home on Ridge Road, close to Lake George. This home is in need of repair and updating but sits on a strong foundation with good structure and a dry basement. The slate roof is in excellent condition, and will last many more years, as is the easy maintenance vinyl siding. Sitting on 1.31 acres this property offers total privacy with beautiful mature trees and perennials. The glassed in 3 season porch in the back offers additional living space while overlooking the peaceful back yard, while the front screened porch offers outdoor relaxation. 2 bedrooms and 1.5 baths, this home exudes character and old-fashioned charm with hardwood floors throughout most of the house with wood-burning brick fireplace as the centerpiece of the living room. The kitchen has a sunny breakfast nook, and the dining room is conveniently located between the living and cooking area. The 2 upstairs bedrooms have a full bathroom in-between them. Bathroom needs total updating. There is a laundry room with room for washer and dryer, and a half bath. There is also plenty of storage with a kitchen pantry, linen closet, utility closet, coat closet and 2 large closets in each bedroom. The investment and potential for either a renovation project or investing in a home for the future with an almost guaranteed valuation of thousands more than the purchase and renovation costs, especially being located in the award winning Lake George School District. Priced to sell. Cash or conventional financing only. Sold as is.

18. 2025-10-23
    status Pending 1585-char remark

    Show marketing remark (1585 chars)

    Rare Opportunity for Investors or Handyman. A unique chance to own a home on Ridge Road, close to Lake George. This home is in need of repair and updating but sits on a strong foundation with good structure and a dry basement. The slate roof is in excellent condition, and will last many more years, as is the easy maintenance vinyl siding. Sitting on 1.31 acres this property offers total privacy with beautiful mature trees and perennials. The glassed in 3 season porch in the back offers additional living space while overlooking the peaceful back yard, while the front screened porch offers outdoor relaxation. 2 bedrooms and 1.5 baths, this home exudes character and old-fashioned charm with hardwood floors throughout most of the house with wood-burning brick fireplace as the centerpiece of the living room. The kitchen has a sunny breakfast nook, and the dining room is conveniently located between the living and cooking area. The 2 upstairs bedrooms have a full bathroom in-between them. Bathroom needs total updating. There is a laundry room with room for washer and dryer, and a half bath. There is also plenty of storage with a kitchen pantry, linen closet, utility closet, coat closet and 2 large closets in each bedroom. The investment and potential for either a renovation project or investing in a home for the future with an almost guaranteed valuation of thousands more than the purchase and renovation costs, especially being located in the award winning Lake George School District. Priced to sell. Cash or conventional financing only. Sold as is.

19. 2025-10-15
    price $184,000 1585-char remark

    Show marketing remark (1585 chars)

    Rare Opportunity for Investors or Handyman. A unique chance to own a home on Ridge Road, close to Lake George. This home is in need of repair and updating but sits on a strong foundation with good structure and a dry basement. The slate roof is in excellent condition, and will last many more years, as is the easy maintenance vinyl siding. Sitting on 1.31 acres this property offers total privacy with beautiful mature trees and perennials. The glassed in 3 season porch in the back offers additional living space while overlooking the peaceful back yard, while the front screened porch offers outdoor relaxation. 2 bedrooms and 1.5 baths, this home exudes character and old-fashioned charm with hardwood floors throughout most of the house with wood-burning brick fireplace as the centerpiece of the living room. The kitchen has a sunny breakfast nook, and the dining room is conveniently located between the living and cooking area. The 2 upstairs bedrooms have a full bathroom in-between them. Bathroom needs total updating. There is a laundry room with room for washer and dryer, and a half bath. There is also plenty of storage with a kitchen pantry, linen closet, utility closet, coat closet and 2 large closets in each bedroom. The investment and potential for either a renovation project or investing in a home for the future with an almost guaranteed valuation of thousands more than the purchase and renovation costs, especially being located in the award winning Lake George School District. Priced to sell. Cash or conventional financing only. Sold as is.

20. 2025-10-09
    listed $199,000 Active 1585-char remark

    Show marketing remark (1585 chars)

    Rare Opportunity for Investors or Handyman. A unique chance to own a home on Ridge Road, close to Lake George. This home is in need of repair and updating but sits on a strong foundation with good structure and a dry basement. The slate roof is in excellent condition, and will last many more years, as is the easy maintenance vinyl siding. Sitting on 1.31 acres this property offers total privacy with beautiful mature trees and perennials. The glassed in 3 season porch in the back offers additional living space while overlooking the peaceful back yard, while the front screened porch offers outdoor relaxation. 2 bedrooms and 1.5 baths, this home exudes character and old-fashioned charm with hardwood floors throughout most of the house with wood-burning brick fireplace as the centerpiece of the living room. The kitchen has a sunny breakfast nook, and the dining room is conveniently located between the living and cooking area. The 2 upstairs bedrooms have a full bathroom in-between them. Bathroom needs total updating. There is a laundry room with room for washer and dryer, and a half bath. There is also plenty of storage with a kitchen pantry, linen closet, utility closet, coat closet and 2 large closets in each bedroom. The investment and potential for either a renovation project or investing in a home for the future with an almost guaranteed valuation of thousands more than the purchase and renovation costs, especially being located in the award winning Lake George School District. Priced to sell. Cash or conventional financing only. 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: $1,781 · $148/mo
• Projected year-2 tax: $3,847 · $321/mo
• Expected delta: +$2,066/yr (+$172/mo · 116.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $21,468
• − Mortgage interest: −$19,600
• − Property taxes: −$1,781
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$10,179
• Taxable loss: −$15,275
• Est. tax savings @ 24.0%: +$3,666
• After-tax cash flow: $-4,923/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: Lake George Central School District
• NCES district ID: 3616470
• Math proficiency: 68% ▼ -8.00%
• Reading proficiency: 73% ▲ 9.00%
• Median HH income: $65,873
• Composite: 61.29/100
• National rank: #777
• State rank: #131 of 590 in NY

Livability — Glens Falls North

• Score: 80/100
• State rank: #112
• US rank: #1836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,175
• Population (ZIP): 28,175

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -33.40%
• Current HPI: 337.1909
• 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

+90.5% since first listed

5 events — show timeline

• 2026-05-13 Listed $379,000 Global MLS
• 2025-12-16 Sold (MLS) $165,000 Global MLS
• 2025-10-23 Pending — Global MLS
• 2025-10-15 Price Changed $184,000 Global MLS
• 2025-10-09 Listed $199,000 Global MLS

Property tax history

+12.5%/yr

Latest (2025): $1,781 · +2.4% YoY. Source: county tax records.