29 Quail Ct · Saratoga Springs, NY 12866

$359,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 34 Days on market

Built 1976 7,405 sqft lot $340/sqft · at area comps Est $363k · at est. $175/mo HOA · 6% of rent

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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).

• Cash flow +9.9/30.0
• ARV discount +8.0/15.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific ranch in move-in condition! Quiet park like setting, but only 5 minutes from downtown Saratoga Springs, shopping, schools,church's and mall! (Monthly association fee includes water). Lovely landscaping, and nice deck with awning for those hot days! Beautiful hardwood floors and new neutral carpet in the bedrooms. Gas heat and central air, too! This is a must see! Excellent Condition

Key facts

• Large deck
• A/c
• Water heater

Tags

• LARGE DECK
• A/C
• WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association with recreation facilities; Monthly association fee of $175 covering grounds maintenance, sewer, snow removal, trash and water

Exterior

• Parking: Two off-street paved parking spaces
• Utilities: 150 amp electric service with circuit breakers; Shared well water; Shared septic; Cable connected; Underground utilities
• Home design: Single family residence; Updated/remodeled; Wood siding construction
• Construction: Asphalt roof; Block foundation
• Exterior features: Awning(s); Deck; Level lot in a cul-de-sac

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the first floor
• Flooring: Tile; Carpet; Hardwood
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Forced air heating with humidity control; Central air conditioning
• Interior features: Paddle fan; Sliding doors; Insulated windows; Full, unfinished basement with interior entry
• Laundry & utility: Washer/Dryer included; Washer hookup; Electric dryer hookup; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (22.8% below list).
• Recommended offer: $277k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 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 95% at this address vs 70% district-wide (+26 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $11k 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 34 days — a 3% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago 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.
• Current owner paid $160k; list at $359k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $277,133 (22.8% 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 34 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.77% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.67%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (median comp): $362,858
• List price: $359,000
• Delta: -1.06%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Pheasant Ct	0.07mi	2/2.0 (-1)	960 (-9%)	5mo	$295,000	$307	72
24 Robin Ct	0.03mi	2/1.0 (-1)	960 (-9%)	6mo	$275,000	$286	69

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: -15.5%
• Equity multiple: 0.43×
• Total profit: $-57,752
• Equity at exit: $53,528

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,947
• Equity at exit: $31,040

Cash invested: $100,520 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,771 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$205 /mo · $2,466/yr
• Insurance: −$150
• HOA: −$175
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-223

Break-even live

Break-even rent $3,054

Max offer price $319,547

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
464 Maple Ave Ste 15 Saratoga Springs, NY	2.0	2.0	1316	$3,050	$2.32	13d	4	0.94mi
21 Loughberry Rd Saratoga Springs, NY	4.0	2.0	1500	$3,400	$2.27	23d	1	0.99mi
60 Weibel Ave Saratoga Springs, NY	2.0	2.0	1072	$2,850	$2.66	43d	1	1.23mi
60 Weibel Ave Saratoga Springs, NY	2.0	2.0	1072	$3,086	$2.88	21d	1	1.23mi
9 Hampstead Pl Unit 108 Saratoga Springs, NY	2.0	2.0	1035	$2,502	$2.42	43d	1	1.26mi
182 Excelsior Ave Unit D-1 Saratoga Springs, NY	2.0	2.0	1100	$2,625	$2.39	23d	1	1.34mi
182 Excelsior Ave Saratoga Springs, NY	2.0	2.5	1150	$2,825	$2.46	23d	1	1.34mi
182 Excelsior Ave Unit B-5 Saratoga Springs, NY	2.0	2.0	1000	$2,625	$2.62	21d	1	1.34mi
665 Route 9 Gansevoort, NY	2.0	2.0	1447	$2,250	$1.55	13d	1	1.37mi
30 Excelsior Spring Ave Saratoga Springs, NY	2.0	2.0–2.5	1125	$2,788	$2.48	14d	4	1.42mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: watergaslandscaping

Listing history 30 events

1. 2026-06-18
   days on market $359,000 Active 34 DOM
2. 2026-06-17
   days on market $359,000 Active 33 DOM
3. 2026-06-16
   days on market $359,000 Active 32 DOM
4. 2026-06-15
   days on market $359,000 Active 31 DOM
5. 2026-06-14
   days on market $359,000 Active 29 DOM
6. 2026-06-13
   days on market $359,000 Active 28 DOM
7. 2026-06-10
   days on market $359,000 Active 26 DOM
8. 2026-06-09
   days on market $359,000 Active 25 DOM
9. 2026-06-08
   days on market $359,000 Active 24 DOM
10. 2026-06-07
    days on market $359,000 Active 23 DOM
11. 2026-06-05
    days on market $359,000 Active 20 DOM
12. 2026-06-03
    days on market $359,000 Active 19 DOM
13. 2026-06-02
    days on market $359,000 Active 18 DOM
14. 2026-06-01
    days on market $359,000 Active 17 DOM
15. 2026-05-31
    days on market $359,000 Active 16 DOM
16. 2026-05-31
    days on market $359,000 Active 15 DOM
17. 2026-05-15
    listed $359,000 Active 411-char remark
18. 2025-03-03
    historical $2,000
19. 2024-09-28
    listed $2,000
20. 2015-10-27
    soldstatus $160,000
21. 2015-10-15
    soldstatus $160,000 Closed (Final Sale) 399-char remark

    Show marketing remark (399 chars)

    Terrific ranch in move-in condition! Quiet park like setting, but only 5 minutes from downtown Saratoga Springs, shopping, schools,church's and mall! (Monthly association fee includes water). Lovely landscaping, and nice deck with awning for those hot days! Beautiful hardwood floors and new neutral carpet in the bedrooms. Gas heat and central air, too! This is a must see! Excellent Condition

22. 2015-08-25
    historical 399-char remark

    Show marketing remark (399 chars)

    Terrific ranch in move-in condition! Quiet park like setting, but only 5 minutes from downtown Saratoga Springs, shopping, schools,church's and mall! (Monthly association fee includes water). Lovely landscaping, and nice deck with awning for those hot days! Beautiful hardwood floors and new neutral carpet in the bedrooms. Gas heat and central air, too! This is a must see! Excellent Condition

23. 2015-08-11
    listed $169,900 399-char remark

    Show marketing remark (399 chars)

    Terrific ranch in move-in condition! Quiet park like setting, but only 5 minutes from downtown Saratoga Springs, shopping, schools,church's and mall! (Monthly association fee includes water). Lovely landscaping, and nice deck with awning for those hot days! Beautiful hardwood floors and new neutral carpet in the bedrooms. Gas heat and central air, too! This is a must see! Excellent Condition

24. 2007-08-09
    soldstatus $142,500

    Show marketing remark (321 chars)

    Beautifully maintained ranch in park-like setting. Beautiful hardwood floors, newer appliances. Gas heat & central air, too. Super location- 5 minutes from Northway ( I-87) exit 15 and downtown Saratoga Springs. Let someone else mow your grass and clear the snow!!! Monthly fee includes water. Excellent Condition

25. 2007-07-09
    historical

    Show marketing remark (321 chars)

    Beautifully maintained ranch in park-like setting. Beautiful hardwood floors, newer appliances. Gas heat & central air, too. Super location- 5 minutes from Northway ( I-87) exit 15 and downtown Saratoga Springs. Let someone else mow your grass and clear the snow!!! Monthly fee includes water. Excellent Condition

26. 2006-08-21
    listed $149,900

    Show marketing remark (321 chars)

    Beautifully maintained ranch in park-like setting. Beautiful hardwood floors, newer appliances. Gas heat & central air, too. Super location- 5 minutes from Northway ( I-87) exit 15 and downtown Saratoga Springs. Let someone else mow your grass and clear the snow!!! Monthly fee includes water. Excellent Condition

27. 2002-04-08
    soldstatus $94,876
28. 2002-04-08
    soldstatus $94,876
29. 2001-12-26
    historical
30. 2001-12-11
    listed $99,876

ⓘ 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: $2,466 · $205/mo
• Projected year-2 tax: $4,266 · $356/mo
• Expected delta: +$1,801/yr (+$150/mo · 73.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $33,256
• − Mortgage interest: −$20,110
• − Property taxes: −$2,466
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − HOA: −$2,100
• − Depreciation: −$10,444
• Taxable loss: −$8,979
• Est. tax savings @ 24.0%: +$2,155
• After-tax cash flow: $-525/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

• 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

+259.4% since first listed

14 events — show timeline

• 2026-05-15 Listed $359,000 Global MLS
• 2025-03-03 Rental Removed $2,000 GLOBALMLS
• 2024-09-28 Listed for Rent $2,000 GLOBALMLS
• 2015-10-27 Sold (Public Records) $160,000 Public Records
• 2015-10-15 Sold (MLS) $160,000 Global MLS
• 2015-08-25 Listing Removed — Global MLS
• 2015-08-11 Listed $169,900 Global MLS
• 2007-08-09 Sold (MLS) $142,500 Global MLS
• 2007-07-09 Listing Removed — Global MLS
• 2006-08-21 Listed $149,900 Global MLS
• 2002-04-08 Sold (Public Records) $94,876 Public Records
• 2002-04-08 Sold (MLS) $94,876 Global MLS
• 2001-12-26 Listing Removed — Global MLS
• 2001-12-11 Listed $99,876 Global MLS

Property tax history

+0.4%/yr

Latest (2025): $2,466 · -1.8% YoY. Source: county tax records.