2 Moonglow Rd · Saratoga Springs, NY 12831

$377,200

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 39 Days on market

Built 1989 0.74 ac lot Est $416k · 9% 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 +11.7/15.0
• Cash flow +9.8/30.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful, well maintained home is located on a large corner lot just a few minutes off exit 16 of the Northway in a welcoming neighborhood. There are MANY upgrades and energy efficient improvements, all that's left to do is to move in and make it your own. Some modifications recently done are a new roof on the home (with a transferrable warranty) wooden shed also has new roof, whole house generator, recently remodeled main bathroom including an antifog LED mirror and double vanity sinks, leak defense padding, backing & carpeting, stainless steel LG energy star appliances in the kitchen, energy star water heater and whole house water system, low-emissivity windows, energy effici

Key facts

• Large corner lot
• Antifog led mirror
• New roof

Tags

• LARGE CORNER LOT
• NEW ROOF
• WHOLE HOUSE GENERATOR
• REMODELED MAIN BATHROOM
• ANTIFOG LED MIRROR
• DOUBLE VANITY SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $377k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (25.8% below list).
• Recommended offer: $280k (25.8% 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.
• South Glens Falls Central School District (suburban): math 49% / reading 59% proficiency, ranked #307 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Glens Falls Senior High School (math 92% / reading 91%, grade A+, #197 of 1,100 statewide, top 18%, 908 students, 36% FRL).
• Zoned-school proficiency averages 92% at this address vs 54% district-wide (+38 pts) — the actual schools serving this property are materially stronger than the South Glens Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 34% of the median local income ($100k/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 $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 39 days — a 3% lower offer ($366k) is reasonable based on typical stale-listing flexibility.
• 4 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 $96k; list at $377k implies a 293% gain — meaningful room to come down on a strong offer.

Recommended offer $279,747 (25.8% 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 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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: 0.74% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.75%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $415,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Kings Mills Rd	0.22mi	3/1.5	1,456 (-0%)	5mo	$407,000	$280	83
12 Tom Sawyer Dr	0.56mi	3/1.0	1,487 (+2%)	8mo	$140,000	$94	64
63 Traver Rd	0.17mi	3/2.0	1,582 (+8%)	14mo	$398,000	$252	63
1 New Kent Dr	0.26mi	4/1.5 (+1)	1,344 (-8%)	6mo	$369,900	$275	62
5 Highgate Rd	0.36mi	3/1.5	1,600 (+9%)	6mo	$408,000	$255	60
10 New Kent Rd	0.26mi	3/1.5	1,248 (-15%)	5mo	$375,000	$300	57
40 Gailor Rd	0.55mi	3/3.5	1,552 (+6%)	2mo	$475,000	$306	53
5 Huckleberry Finn Ct	0.63mi	3/2.0	1,408 (-4%)	12mo	$435,000	$309	50
2 Tom Sawyer Dr	0.50mi	3/2.5	1,641 (+12%)	8mo	$435,000	$265	44
36 Tom Sawyer Dr	0.63mi	4/3.0 (+1)	1,504 (+3%)	12mo	$505,000	$336	43
21 Damascus Dr	0.70mi	3/1.5	1,592 (+9%)	12mo	$452,000	$284	41
29 Highgate Rd	0.51mi	3/1.5	1,248 (-15%)	12mo	$430,000	$345	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-76,594
• Equity at exit: $56,242

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-86,764
• Equity at exit: $32,613

Cash invested: $105,616 (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 12831

• Home prices YoY: -12.8%
• Active inventory: 113
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,797 medium
• Mortgage (P&I): −$1,978
• Tax from tax record: −$317 /mo · $3,802/yr
• Insurance: −$157
• HOA: −$0
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $-242

Break-even live

Break-even rent $3,104

Max offer price $334,436

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: $94,300
• Closing costs: $11,316
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Whispering Pines Rd Gansevoort, NY	3.0	1.5	1400	$2,100	$1.50	13d	1	1.45mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-03-19
   listed $377,200 Active
3. 2025-09-23
   historical
4. 2025-08-23
   price $379,900
5. 2025-07-28
   price $389,000
6. 2025-07-15
   price $394,000
7. 2025-07-07
   price $399,000
8. 2025-06-13
   listed $409,000 Active
9. 2019-02-28
   historical
10. 2005-02-02
    listed $276,550
11. 2002-02-25
    soldstatus $96,000
12. 2002-02-05
    soldstatus $96,000
13. 2001-12-23
    historical
14. 2001-12-01
    listed $96,000

ⓘ 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: $3,802 · $317/mo
• Projected year-2 tax: $5,088 · $424/mo
• Expected delta: +$1,286/yr (+$107/mo · 33.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $33,570
• − Mortgage interest: −$21,129
• − Property taxes: −$3,802
• − Insurance: −$1,886
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$10,973
• Taxable loss: −$9,592
• Est. tax savings @ 24.0%: +$2,302
• After-tax cash flow: $-603/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: South Glens Falls Central School District
• NCES district ID: 3627240
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 59% ▲ 12.00%
• Median HH income: $59,015
• Composite: 46.93/100
• National rank: #2363
• State rank: #307 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): 18,025
• Household income: $100,024
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 497.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 4% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -51.79%
• Current HPI: 351.6972
• Rent YoY: —
• 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

+292.9% since first listed

14 events — show timeline

• 2026-04-27 Pending — Global MLS
• 2026-03-19 Listed $377,200 Global MLS
• 2025-09-23 Listing Removed — Global MLS
• 2025-08-23 Price Changed $379,900 Global MLS
• 2025-07-28 Price Changed $389,000 Global MLS
• 2025-07-15 Price Changed $394,000 Global MLS
• 2025-07-07 Price Changed $399,000 Global MLS
• 2025-06-13 Listed $409,000 Global MLS
• 2019-02-28 Listing Removed — Global MLS
• 2005-02-02 Listed $276,550 Global MLS
• 2002-02-25 Sold (Public Records) $96,000 Public Records
• 2002-02-05 Sold (MLS) $96,000 Global MLS
• 2001-12-23 Listing Removed — Global MLS
• 2001-12-01 Listed $96,000 Global MLS

Property tax history

+1.9%/yr

Latest (2025): $3,802 · +3.2% YoY. Source: county tax records.