37 Main St · East Glenville, NY 12019

$279,900

3 bd · 1.0 ba · 1,578 sqft · SingleFamily public records · 47 Days on market

Built 1910 8,712 sqft lot $177/sqft · 34% below area Est $426k · 34% under

---

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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +6.1/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated, affordable, and located in the Burnt Hills-Ballston Lake School District--this 3-bedroom home is a great find under $300K. With a flexible layout and thoughtful updates throughout, it's truly move-in ready. The main level features a bright, comfortable living space along with an updated kitchen offering modern finishes and plenty of room to cook and gather. You'll also find a first-floor bedroom and a full bathroom, making it ideal for guests, one-level living, or a convenient home office setup. Upstairs, there are two additional bedrooms and a half bath, creating a practical separation of space while still keeping everything functional and efficient. Recent updates give the home a clean, refreshed feel while maintaining its original character. Outside, the yard offers just enough space to enjoy without a ton of maintenance--perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major routes, this home combines value, location, and updates in a price range that's getting harder to find.

Key facts

• Bright living space
• Half bath
• Full bathroom

Tags

• UPDATED KITCHEN
• FIRST FLOOR BEDROOM
• FULL BATHROOM
• HALF BATH
• FLEXIBLE LAYOUT
• BRIGHT LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.5% in East Glenville — 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 (#535 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: schools C-, cost of living C-, crime D+.
• Burnt Hills-Ballston Lake Central School District (suburban): math 64% / reading 73% proficiency, ranked #137 of 590 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: 111 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 47 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $235k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $271,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 7.8

CMA / ARV

• ARV (median comp): $426,276
• List price: $279,900
• Delta: -34.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Buell Ave	0.66mi	3/2.0	1,539 (-2%)	4mo	$385,000	$250	58
36 Buell Ave	0.70mi	3/1.0	1,509 (-4%)	9mo	$371,000	$246	52
30 Eastside Dr	0.39mi	3/1.0	1,400 (-11%)	15mo	$190,000	$136	50
14 Old Schauber Rd	0.39mi	3/2.0	1,814 (+15%)	7mo	$651,000	$359	47
3 Jacob St	0.39mi	4/1.5 (+1)	1,702 (+8%)	18mo	$353,000	$207	47
106 Eastside Dr	0.55mi	3/2.0	1,700 (+8%)	19mo	$382,500	$225	42
19 Buell Ave	0.57mi	3/1.5	1,463 (-7%)	23mo	$360,000	$246	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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-22,513
• Equity at exit: $41,734

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $10,070
• Equity at exit: $24,201

Cash invested: $78,372 (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 12019

• Home prices YoY: -22.7%
• Active inventory: 111
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$428 /mo · $5,140/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $357

Break-even live

Break-even rent $2,548

Max offer price $279,900

Occupancy floor 83%

Sensitivity live

Price	-10% $516	-5% $436	+0% $357	+5% $278	+10% $199
Rent	-10% $120	-5% $239	+0% $357	+5% $476	+10% $594
Rate	-1.0pp $498	-0.5pp $428	base $357	+0.5pp $285	+1.0pp $211

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1109 Ballston Lake Rd Unit 2 Ballston Lake, NY	3.0	2.5	1750	$3,000	$1.71	44d	1	0.57mi

Listing history 22 events

1. 2026-05-05
   status Pending 1053-char remark

   Show marketing remark (1053 chars)

   Updated, affordable, and located in the Burnt Hills-Ballston Lake School District--this 3-bedroom home is a great find under $300K. With a flexible layout and thoughtful updates throughout, it's truly move-in ready. The main level features a bright, comfortable living space along with an updated kitchen offering modern finishes and plenty of room to cook and gather. You'll also find a first-floor bedroom and a full bathroom, making it ideal for guests, one-level living, or a convenient home office setup. Upstairs, there are two additional bedrooms and a half bath, creating a practical separation of space while still keeping everything functional and efficient. Recent updates give the home a clean, refreshed feel while maintaining its original character. Outside, the yard offers just enough space to enjoy without a ton of maintenance--perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major routes, this home combines value, location, and updates in a price range that's getting harder to find.

2. 2026-03-19
   listed $279,900 Active 1053-char remark

   Show marketing remark (1053 chars)

   Updated, affordable, and located in the Burnt Hills-Ballston Lake School District--this 3-bedroom home is a great find under $300K. With a flexible layout and thoughtful updates throughout, it's truly move-in ready. The main level features a bright, comfortable living space along with an updated kitchen offering modern finishes and plenty of room to cook and gather. You'll also find a first-floor bedroom and a full bathroom, making it ideal for guests, one-level living, or a convenient home office setup. Upstairs, there are two additional bedrooms and a half bath, creating a practical separation of space while still keeping everything functional and efficient. Recent updates give the home a clean, refreshed feel while maintaining its original character. Outside, the yard offers just enough space to enjoy without a ton of maintenance--perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major routes, this home combines value, location, and updates in a price range that's getting harder to find.

3. 2024-10-03
   historical
4. 2024-09-21
   price $279,900
5. 2024-09-03
   listed $299,000 Active
6. 2022-02-03
   soldstatus $235,000
7. 2022-01-20
   soldstatus $235,000 Closed
8. 2021-12-14
   status Pending
9. 2021-10-28
   status Pend (Under Cntr)
10. 2021-10-11
    price $235,000
11. 2021-10-01
    status Back On Market
12. 2021-09-20
    price $230,000
13. 2021-09-20
    status Pend (Under Cntr)
14. 2021-09-19
    price $240,000
15. 2021-08-26
    listed $240,000 New
16. 2020-10-07
    soldstatus $75,000
17. 2020-09-30
    soldstatus $75,000 Closed (Final Sale)
18. 2020-08-17
    status Pend (Under Cntr)
19. 2020-08-05
    price $95,000
20. 2020-07-22
    status Back On Market
21. 2020-07-03
    status Pend (Under Cntr)
22. 2020-06-12
    listed $159,000 New

ⓘ 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: $5,140 · $428/mo
• Projected year-2 tax: $5,140 · $428/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 3/10 Moderate FEMA zone X · 10% 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 3/10 Moderate 5% 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: $36,000
• − Mortgage interest: −$15,679
• − Property taxes: −$5,140
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$8,143
• Taxable loss: −$121
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $4,315/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: Burnt Hills-Ballston Lake Central School District
• NCES district ID: 3605940
• Math proficiency: 64% ▼ -8.00%
• Reading proficiency: 73% ▲ 2.00%
• Median HH income: $79,256
• Composite: 60.89/100
• National rank: #813
• State rank: #137 of 590 in NY

Livability — East Glenville

• Score: 68/100
• State rank: #535
• US rank: #9653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 610
• Population (ZIP): 15,683

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 4% Asian 4% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 7% Lithuanian 4% Iranian 4%
• Foreign-born: 6% · China, Canada
• Languages at home: 94% English-only · Tagalog/Filipino 1% Other Indo-European 1% Chinese 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: ▼ -98.02%
• Current HPI: 334.4925
• 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

+76.0% since first listed

22 events — show timeline

• 2026-05-05 Pending — Global MLS
• 2026-03-19 Listed $279,900 Global MLS
• 2024-10-03 Listing Removed — Global MLS
• 2024-09-21 Price Changed $279,900 Global MLS
• 2024-09-03 Listed $299,000 Global MLS
• 2022-02-03 Sold (Public Records) $235,000 Public Records
• 2022-01-20 Sold (MLS) $235,000 Global MLS
• 2021-12-14 Pending — Global MLS
• 2021-10-28 Pending — Global MLS
• 2021-10-11 Price Changed $235,000 Global MLS
• 2021-10-01 Relisted — Global MLS
• 2021-09-20 Price Changed $230,000 Global MLS
• 2021-09-20 Pending — Global MLS
• 2021-09-19 Price Changed $240,000 Global MLS
• 2021-08-26 Listed $240,000 Global MLS
• 2020-10-07 Sold (Public Records) $75,000 Public Records
• 2020-09-30 Sold (MLS) $75,000 Global MLS
• 2020-08-17 Pending — Global MLS
• 2020-08-05 Price Changed $95,000 Global MLS
• 2020-07-22 Relisted — Global MLS
• 2020-07-03 Pending — Global MLS
• 2020-06-12 Listed $159,000 Global MLS

Property tax history

+16.1%/yr

Latest (2025): $5,140 · -0.7% YoY. Source: county tax records.