16 Louden Rd · Saratoga Springs, NY 12866

$239,000

2 bd · 1.0 ba · 578 sqft · SingleFamily public records · 54 Days on market

Built 1939 0.85 ac lot $413/sqft · 37% below area Est $378k · 37% 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).

• Cash flow +17.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• Schools +5.4/10.0
• Rent growth +4.8/5.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Small cottage on large lot just five miles from the City of Saratoga Springs, in the Town of Saratoga, Schuylerville School District. A portion of the rear of the nearly one acre parcel is contiguous to Schuyler Park. Just step across your property to the walking trails, Pavilions, playground and picnic areas. Reliable month to month tenant has resided in the home for many years and would like to stay. Large enough parcel to build a new large home while you recoup income from the tenant. Home needs updating but has a newer roof (~6yrs), furnace, hot water heater and water pump. Extremely low total property Taxes are only $2208 WITHOUT the STAR exemption! Lot offers privacy, yet close to a

Key facts

• Newer roof
• Large lot
• Walking trails

Tags

• LARGE LOT
• CONTIGUOUS TO SCHUYLER PARK
• WALKING TRAILS
• PLAYGROUND
• PICNIC AREAS
• NEWER ROOF

Property features AI

Exterior

• Parking: 2 garage spaces; 3 total parking spaces
• Utilities: Septic tank; Cable available
• Home design: Single family residence
• Construction: Tex 11 siding; Living area approximately 578
• Exterior features: Garage(s) as additional structure

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Bedroom on the first level
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: 1 full bathroom on the first level
• Heating & cooling: Propane heating; Window unit(s) for cooling
• Interior features: High-speed internet; Interior entry basement; Basement with sump pump; Unfinished basement; 6 total rooms
• Laundry & utility: Laundry: Other; Electric water heater

🏷️ Possibly a rental listed for sale. The $239,000 price doesn't fit this home's estimated sale value (~$378,247) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $218k (9.0% below list).
• Recommended offer: $218k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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+, health & safety A; Watch: amenities D+, cost of living F.
• Schuylerville Central School District (rural): math 58% / reading 64% proficiency, ranked #201 of 590 in NY (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Schuylerville Elementary School (math 60% / reading 66%, grade B, #669 of 2,108 statewide, top 32%, 597 students, 36% FRL); Schuylerville High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 482 students, 29% FRL).
• Market conditions: Rents rising fast (+9.2%/yr); 474 active listings in the ZIP; solid renter incomes; 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 $7k 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 $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $239k implies a 3314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $217,504 (9.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.25%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (median comp): $378,247
• List price: $239,000
• Delta: -36.81%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-15,724
• Equity at exit: $35,636

10-year hold

• IRR: 8.6%
• Equity multiple: 1.80×
• Total profit: $53,340
• Equity at exit: $20,664

Cash invested: $66,920 (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 12866

• Home prices YoY: -31.8%
• Rents YoY: 9.2%
• Active inventory: 474
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,175 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$184 /mo · $2,209/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $181

Break-even live

Break-even rent $1,946

Max offer price $239,000

Occupancy floor 87%

Sensitivity live

Price	-10% $317	-5% $249	+0% $181	+5% $114	+10% $46
Rent	-10% $9	-5% $95	+0% $181	+5% $267	+10% $353
Rate	-1.0pp $302	-0.5pp $242	base $181	+0.5pp $119	+1.0pp $56

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $239,000 Active 54 DOM
2. 2026-06-17
   days on market $239,000 Active 53 DOM
3. 2026-06-16
   days on market $239,000 Active 52 DOM
4. 2026-06-15
   days on market $239,000 Active 51 DOM
5. 2026-06-14
   days on market $239,000 Active 49 DOM
6. 2026-06-10
   days on market $239,000 Active 46 DOM
7. 2026-06-09
   days on market $239,000 Active 45 DOM
8. 2026-06-08
   days on market $239,000 Active 44 DOM
9. 2026-06-07
   days on market $239,000 Active 43 DOM
10. 2026-06-05
    days on market $239,000 Active 40 DOM
11. 2026-06-03
    days on market $239,000 Active 39 DOM
12. 2026-06-02
    days on market $239,000 Active 38 DOM
13. 2026-06-01
    days on market $239,000 Active 37 DOM
14. 2026-05-31
    days on market $239,000 Active 36 DOM
15. 2026-05-31
    days on market $239,000 Active 35 DOM
16. 2026-04-24
    listed $239,000 Active 761-char remark
17. 1997-10-06
    soldstatus $7,000

ⓘ 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: $2,209 · $184/mo
• Projected year-2 tax: $3,124 · $260/mo
• Expected delta: +$915/yr (+$76/mo · 41.4%)

ⓘ 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 3/10 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: $26,100
• − Mortgage interest: −$13,388
• − Property taxes: −$2,209
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$6,953
• Taxable loss: −$1,820
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $2,612/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: Schuylerville Central School District
• NCES district ID: 3626160
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 64% ▲ 6.00%
• Median HH income: $69,011
• Composite: 53.71/100
• National rank: #1423
• State rank: #201 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

• County: Saratoga County · 166,192 people
• City population: 40,057
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 40,057
• Household income: $101,901
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1424.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% German/W. Germanic 1% Korean 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: ▼ -178.78%
• Current HPI: 382.7429
• Rent YoY: ▲ 9.15%
• 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

+3314.3% since first listed

2 events — show timeline

• 2026-04-24 Listed $239,000 Global MLS
• 1997-10-06 Sold (Public Records) $7,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,209 · +3.4% YoY. Source: county tax records.