334 Main St · Corinth, NY 12822

$149,900

4 bd · 2.0 ba · 1,841 sqft · SingleFamily public records · 27 Days on market

Built 1895 9,583 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks MLS

Single family house with detached garage. Ideal for investors, rehabbers, or buyers ready to build equity, this home has strong potential for a flip, rental, or primary residence. With a flexible footprint and solid structure, it's well-suited for the BRRRR strategy or a personalized remodel. This is a cash-only sale offered as an assignment of contract. A 10% earnest money deposit is due at signing. Listing agent holds ownership interest

Key facts

• Office den
• Workshop
• Spiral staircase

Tags

• OFFICE DEN
• WORKSHOP
• SPIRAL STAIRCASE
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached garage (1 garage space); Off-street parking; Driveway; Storage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Level lot
• Construction: Clapboard, Tex 11 and wood siding; Stone foundation
• Exterior features: Front porch; Paved driveway; Gazebo; Additional exterior storm door(s)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave
• Bedrooms: Four bedrooms: three on the second floor and one on the third floor
• Flooring: Hardwood; Tile; Carpet; Other
• Bathrooms: Two full bathrooms: one on the first floor and one on the second floor
• Heating & cooling: Baseboard heating; Oil-fired heating
• Interior features: Built-in features; Storm door(s); Insulated windows; Full basement; Fireplace in dining room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.0% below list).
• Recommended offer: $117k (22.0% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.2% in Corinth — 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 68/100 on livability (#514 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: employment C-, amenities F, commute F.
• Corinth Central School District (town): math 38% / reading 53% proficiency, ranked #448 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Corinth Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 410 students, 53% FRL); Corinth High School (math 92% / reading 87%, grade A+, #265 of 1,100 statewide, top 26%, 342 students, 42% FRL).
• Zoned-school proficiency averages 63% at this address vs 46% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Corinth Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 43 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,871 (22.0% 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. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 4.80%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $322,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Main St	0.00mi	4/2.0	1,841 (0%)	2mo	$120,000	$65	98
99 Lemont Ave	0.10mi	3/3.0 (-1)	1,722 (-6%)	12mo	$299,900	$174	66
314 Main St	0.12mi	4/2.0	1,600 (-13%)	10mo	$142,500	$89	65
215 Oak St	0.38mi	3/2.0 (-1)	2,000 (+9%)	0mo	$299,900	$150	63
409 Center St	0.19mi	3/2.5 (-1)	1,650 (-10%)	8mo	$365,000	$221	60
24 Oak St	0.16mi	3/2.0 (-1)	1,569 (-15%)	10mo	$298,700	$190	55
308 Oak St	0.48mi	3/2.0 (-1)	1,872 (+2%)	19mo	$329,500	$176	54
10 W Mechanic St	0.45mi	5/2.0 (+1)	2,008 (+9%)	9mo	$290,000	$144	51
504 Main St	0.32mi	3/2.5 (-1)	1,584 (-14%)	7mo	$284,000	$179	49
6 Heather Ln	0.52mi	3/2.5 (-1)	2,000 (+9%)	21mo	$380,000	$190	37
13 Wall St	0.73mi	3/1.5 (-1)	1,916 (+4%)	20mo	$335,000	$175	36
341 W Maple St	0.71mi	3/1.0 (-1)	1,600 (-13%)	3mo	$180,000	$113	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.67×
• Total profit: $69,892
• Equity at exit: $135,042

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $215,507
• Equity at exit: $291,223

Cash invested: $41,972 (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 12822

• Home prices YoY: 3.8%
• Active inventory: 43
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$416 /mo · $4,995/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-187

Break-even live

Break-even rent $1,601

Max offer price $116,871

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-145	+0% $-187	+5% $-229	+10% $-272
Rent	-10% $-295	-5% $-241	+0% $-187	+5% $-133	+10% $-79
Rate	-1.0pp $-111	-0.5pp $-149	base $-187	+0.5pp $-226	+1.0pp $-265

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $149,900 Active 27 DOM
2. 2026-06-17
   days on market $149,900 Active 26 DOM
3. 2026-06-16
   days on market $149,900 Active 25 DOM
4. 2026-06-15
   days on market $149,900 Active 24 DOM
5. 2026-06-14
   days on market $149,900 Active 22 DOM
6. 2026-06-10
   days on market $149,900 Active 19 DOM
7. 2026-06-09
   days on market $149,900 Active 18 DOM
8. 2026-06-08
   days on market $149,900 Active 17 DOM
9. 2026-06-07
   days on market $149,900 Active 16 DOM
10. 2026-06-05
    days on market $149,900 Active 13 DOM
11. 2026-06-03
    days on market $149,900 Active 12 DOM
12. 2026-06-02
    days on market $149,900 Active 11 DOM
13. 2026-06-01
    days on market $149,900 Active 10 DOM
14. 2026-05-31
    days on market $149,900 Active 9 DOM
15. 2026-05-31
    days on market $149,900 Active 8 DOM
16. 2026-05-22
    listed $149,900 Active
17. 2026-04-14
    soldstatus $120,000 Closed 446-char remark

    Show marketing remark (446 chars)

    Single family house with detached garage. Ideal for investors, rehabbers, or buyers ready to build equity, this home has strong potential for a flip, rental, or primary residence. With a flexible footprint and solid structure, it's well-suited for the BRRRR strategy or a personalized remodel. This is a cash-only sale offered as an assignment of contract. A 10% earnest money deposit is due at signing. Listing agent holds ownership interest

18. 2026-01-01
    price $129,000 446-char remark

    Show marketing remark (446 chars)

    Single family house with detached garage. Ideal for investors, rehabbers, or buyers ready to build equity, this home has strong potential for a flip, rental, or primary residence. With a flexible footprint and solid structure, it's well-suited for the BRRRR strategy or a personalized remodel. This is a cash-only sale offered as an assignment of contract. A 10% earnest money deposit is due at signing. Listing agent holds ownership interest

19. 2025-11-19
    listed $139,000 Active 446-char remark

    Show marketing remark (446 chars)

    Single family house with detached garage. Ideal for investors, rehabbers, or buyers ready to build equity, this home has strong potential for a flip, rental, or primary residence. With a flexible footprint and solid structure, it's well-suited for the BRRRR strategy or a personalized remodel. This is a cash-only sale offered as an assignment of contract. A 10% earnest money deposit is due at signing. Listing agent holds ownership interest

20. 2019-03-01
    historical
21. 2014-06-26
    soldstatus $143,600
22. 2012-09-10
    historical
23. 2011-07-07
    listed $148,000
24. 2011-07-07
    listed $148,000
25. 1993-12-21
    soldstatus $69,000

ⓘ 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: $4,995 · $416/mo
• Projected year-2 tax: $4,995 · $416/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 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: $16,372
• − Mortgage interest: −$8,397
• − Property taxes: −$4,995
• − Insurance: −$750
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,361
• Taxable loss: −$4,749
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $-1,104/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: Corinth Central School District
• NCES district ID: 3608370
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $54,143
• Composite: 39.4/100
• National rank: #3968
• State rank: #448 of 590 in NY

Livability — Corinth

• Score: 68/100
• State rank: #514
• US rank: #9140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, NY
• Population (ZIP): 6,149

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 11.62%
• Current HPI: 315.8502
• 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

+117.2% since first listed

10 events — show timeline

• 2026-05-22 Listed $149,900 Global MLS
• 2026-04-14 Sold (MLS) $120,000 Global MLS
• 2026-01-01 Price Changed $129,000 Global MLS
• 2025-11-19 Listed $139,000 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2014-06-26 Sold (Public Records) $143,600 Public Records
• 2012-09-10 Listing Removed — Global MLS
• 2011-07-07 Listed $148,000 Global MLS
• 2011-07-07 Listed $148,000 Global MLS
• 1993-12-21 Sold (Public Records) $69,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $4,995 · +8.8% YoY. Source: county tax records.