292 Washington St · Saratoga Springs, NY 12866

$459,000

4 bd · 2.0 ba · 2,028 sqft · SingleFamily public records · 35 Days on market

Built 1977 0.87 ac lot $226/sqft · 25% below area Est $654k · 30% under

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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 +10.5/30.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold before in MLS

Key facts

• Modern kitchen
• Bonus area
• 0.87 acre lot

Tags

• MODERN KITCHEN
• PROXIMITY TO BROADWAY
• BONUS AREA

Property features AI

Exterior

• Parking: Detached or on-site parking for a total of 6 vehicles; 2-car garage; Paved parking
• Security: Carbon monoxide detector(s)
• Utilities: Public sewer; Cable available and connected
• Home design: Single family residence; Below-grade finished area (basement) present
• Construction: Vinyl siding; Asbestos shingle roof
• Exterior features: Front porch; Patio; Paved driveway/drive area; On-site storage structure; Sloped and landscaped lot; Approximately 0.87-acre lot with about 130 ft of road frontage

Interior

• Kitchen: Kitchen on the first floor; Second kitchen in the basement; Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor; Bedroom in the basement
• Bathrooms: Two full bathrooms — one on the first floor and one in the basement
• Heating & cooling: Has heating; Window unit(s) for cooling
• Interior features: Paddle fan; Finished apartment in the basement; Total of 10 rooms
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $459k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $418k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $360k (21.6% below list).
• Recommended offer: $360k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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: Division Street Elementary School (math 67% / reading 72%, grade A-, #447 of 2,108 statewide, top 24%, 414 students, 25% FRL); 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 82% at this address vs 70% district-wide (+13 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 (+9.2%/yr); 474 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 42% of the median local income ($102k/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 $3k of loan paydown is wiped out by about $14k 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 35 days — a 3% lower offer ($445k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $40k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $359,826 (21.6% 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 35 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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: 0.78% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (median comp): $653,521
• List price: $459,000
• Delta: -29.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
292 Washington St	0.00mi	4/2.0	2,028 (0%)	13mo	$425,000	$210	89
32 Friar Tuck Way	0.31mi	4/2.5	1,920 (-5%)	2mo	$700,000	$365	73
26 Walter Dr	0.43mi	4/2.5	2,000 (-1%)	8mo	$537,000	$269	69
35 Sherwood Trl	0.23mi	3/2.5 (-1)	1,984 (-2%)	12mo	$688,000	$347	69
8 Pinehurst Dr	0.37mi	4/2.5	1,926 (-5%)	5mo	$479,000	$249	69
25 Jenee Way	0.41mi	3/2.0 (-1)	1,974 (-3%)	7mo	$625,000	$317	66
487 Grand Ave	0.46mi	3/2.5 (-1)	2,006 (-1%)	8mo	$660,000	$329	63
23 Walter Dr	0.40mi	4/2.0	1,860 (-8%)	9mo	$508,500	$273	61
37 Kirby Rd	0.34mi	3/2.0 (-1)	1,904 (-6%)	14mo	$389,000	$204	58
11 Worden Dr	0.50mi	4/2.0	2,240 (+10%)	5mo	$425,000	$190	55
11 King Arthur Court South	0.62mi	4/2.5	1,858 (-8%)	9mo	$565,000	$304	48
15 Callagan Dr	0.71mi	4/2.5	1,737 (-14%)	1mo	$580,000	$334	40

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: -14.6%
• Equity multiple: 0.45×
• Total profit: $-70,265
• Equity at exit: $68,438

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $6,161
• Equity at exit: $39,686

Cash invested: $128,520 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,598 medium
• Mortgage (P&I): −$2,407
• Tax from tax record: −$478 /mo · $5,739/yr
• Insurance: −$191
• HOA: −$0
• Vacancy / Maint / Mgmt: −$756
• Net cashflow: $-234

Break-even live

Break-even rent $3,894

Max offer price $417,675

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: $114,750
• Closing costs: $13,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Quiet Harbor Dr Saratoga Springs, NY	2.0–3.0	1.0–2.5	1179	$2,500	$2.12	13d	1	0.26mi
504 Grand Ave Saratoga Springs, NY	4.0	2.5	2470	$10,000	$4.05	43d	1	0.60mi
11 Outlook Ave Saratoga Springs, NY	3.0	2.5	1706	$28,000	$16.41	23d	1	1.06mi
34 Hyde St Saratoga Springs, NY	3.0	2.5	2283	$45,000	$19.71	43d	1	1.24mi
194 Grand Ave Saratoga Springs, NY	4.0	2.5	2200	$28,000	$12.73	43d	1	1.34mi

Listing history 39 events

1. 2026-06-18
   days on market $459,000 Active 35 DOM
2. 2026-06-17
   days on market $459,000 Active 34 DOM
3. 2026-06-16
   days on market $459,000 Active 33 DOM
4. 2026-06-15
   days on market $459,000 Active 32 DOM
5. 2026-06-14
   days on market $459,000 Active 30 DOM
6. 2026-06-13
   days on market $459,000 Active 29 DOM
7. 2026-06-10
   days on market $459,000 Active 27 DOM
8. 2026-06-09
   pricedays on market $459,000 Active 26 DOM
9. 2026-06-08
   days on market $479,000 Active 25 DOM
10. 2026-06-07
    days on market $479,000 Active 24 DOM
11. 2026-06-05
    days on market $479,000 Active 21 DOM
12. 2026-06-03
    days on market $479,000 Active 20 DOM
13. 2026-06-02
    days on market $479,000 Active 19 DOM
14. 2026-06-01
    pricedays on market $479,000 Active 18 DOM
15. 2026-05-31
    days on market $499,000 Active 17 DOM
16. 2026-05-31
    days on market $499,000 Active 16 DOM
17. 2026-05-14
    listed $499,000 Active 389-char remark
18. 2026-05-13
    historical $2,500
19. 2026-03-11
    listed $2,500
20. 2026-03-02
    historical
21. 2026-02-13
    price $559,000
22. 2026-01-16
    listed $569,900 Active
23. 2025-09-23
    soldstatus $425,000 Closed

    Show marketing remark (18 chars)

    Sold before in MLS

24. 2025-09-23
    listed $420,000 Active

    Show marketing remark (18 chars)

    Sold before in MLS

25. 2025-06-06
    soldstatus $425,000
26. 2016-06-03
    soldstatus $239,650
27. 2016-05-10
    soldstatus $231,500 Closed (Final Sale)
28. 2016-05-03
    status Pend (Under Cntr)
29. 2015-11-24
    price $239,000
30. 2015-11-24
    status Active
31. 2015-11-19
    historical
32. 2015-11-04
    price $247,000
33. 2015-11-04
    status Active
34. 2015-10-30
    historical
35. 2015-10-12
    listed $249,000 Active
36. 2004-07-23
    soldstatus $149,900
37. 2004-07-23
    soldstatus $149,900
38. 2004-06-27
    historical
39. 2004-06-25
    listed $149,900

ⓘ 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: $5,739 · $478/mo
• Projected year-2 tax: $6,748 · $562/mo
• Expected delta: +$1,009/yr (+$84/mo · 17.6%)

ⓘ 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 ≥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: $43,179
• − Mortgage interest: −$25,711
• − Property taxes: −$5,739
• − Insurance: −$2,295
• − Repairs & maintenance: −$3,454
• − Management: −$3,454
• − Depreciation: −$13,353
• Taxable loss: −$10,828
• Est. tax savings @ 24.0%: +$2,599
• After-tax cash flow: $-209/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 — 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

• Census place: Saratoga Springs, NY
• 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

+206.2% since first listed

25 events — show timeline

• 2026-06-09 Price Changed $459,000 Global MLS
• 2026-06-01 Price Changed $479,000 Global MLS
• 2026-05-14 Listed $499,000 Global MLS
• 2026-05-13 Rental Removed $2,500 GLOBALMLS
• 2026-03-11 Listed for Rent $2,500 GLOBALMLS
• 2026-03-02 Listing Removed — Global MLS
• 2026-02-13 Price Changed $559,000 Global MLS
• 2026-01-16 Listed $569,900 Global MLS
• 2025-09-23 Listed $420,000 Global MLS
• 2025-09-23 Sold (MLS) $425,000 Global MLS
• 2025-06-06 Sold (Public Records) $425,000 Public Records
• 2016-06-03 Sold (Public Records) $239,650 Public Records
• 2016-05-10 Sold (MLS) $231,500 Global MLS
• 2016-05-03 Pending — Global MLS
• 2015-11-24 Price Changed $239,000 Global MLS
• 2015-11-24 Relisted — Global MLS
• 2015-11-19 Listing Removed — Global MLS
• 2015-11-04 Price Changed $247,000 Global MLS
• 2015-11-04 Relisted — Global MLS
• 2015-10-30 Listing Removed — Global MLS
• 2015-10-12 Listed $249,000 Global MLS
• 2004-07-23 Sold (Public Records) $149,900 Public Records
• 2004-07-23 Sold (MLS) $149,900 Global MLS
• 2004-06-27 Listing Removed — Global MLS
• 2004-06-25 Listed $149,900 Global MLS

Property tax history

+5.4%/yr

Latest (2025): $5,739 · +6.6% YoY. Source: county tax records.