8 Orenda Spring Dr · Saratoga Springs, NY 12866

$324,900

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 4 Days on market

Built 1972 0.27 ac lot Est $371k · 12% 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 +13.1/15.0
• Cash flow +12.0/30.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House beautiful. You will fall in love with this 3 Br/1 Bath 2 car garage.Newer kitchen, new furnace,newly remodeled family room with woodstove. A must see. Excellent Condition

Key facts

• 0.27 acre lot
• 4 garage spots
• Built 1972

Property features AI

Exterior

• Parking: Attached garage with space for 4 vehicles (4 total parking spaces)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Living area reported as 1,368
• Construction: Vinyl siding
• Exterior features: Paved driveway

Interior

• Kitchen: Includes dishwasher, range/oven, and refrigerator
• Bedrooms: Multiple bedrooms located on the second floor
• Bathrooms: One full bathroom on the second floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Nine total rooms; Dishwasher; Dryer; Oven; Range; Refrigerator; Washer
• Laundry & utility: First-floor laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-78 ($-934/yr) — negative.
• To cash-flow at today's rent, offer at most $311k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (16.0% below list).
• Recommended offer: $273k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Geyser Road Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 348 students, 34% FRL); Maple Avenue Middle School (math 46% / reading 69%, grade B, #187 of 729 statewide, top 26%, 1,392 students, 27% FRL); Saratoga Springs High School (math 98% / reading 92%, grade A+, #83 of 1,100 statewide, top 8%, 1,947 students, 26% FRL).
• Market conditions: Rents rising fast (+9.2%/yr); 474 active listings in the ZIP; 2 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 32% 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 $10k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $185k; list at $325k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $272,882 (16.0% 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 1972 — 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. 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: 0.84% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $370,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Hathorn Blvd	0.29mi	4/2.0 (+1)	1,368 (0%)	2mo	$365,000	$267	76
33 Karista Spring Dr	0.17mi	3/2.0	1,309 (-4%)	13mo	$421,000	$322	71
24 Orenda Spring Dr	0.12mi	3/1.5	1,286 (-6%)	14mo	$330,000	$257	70
13 Deerleap Pl	0.23mi	3/1.0	1,272 (-7%)	9mo	$345,000	$271	70
52 Curt Blvd	0.43mi	3/1.5	1,368 (0%)	12mo	$390,000	$285	68
15 Tamarack Trl	0.43mi	3/2.0	1,368 (0%)	12mo	$360,000	$263	66
44 Curt Blvd	0.40mi	3/1.5	1,214 (-11%)	3mo	$300,000	$247	58
67 Vichy Dr	0.49mi	4/1.5 (+1)	1,400 (+2%)	15mo	$435,000	$311	54
59 Wagon Wheel Trl	0.22mi	4/1.5 (+1)	1,200 (-12%)	12mo	$380,000	$317	52
56 Coachman Dr	0.66mi	3/2.0	1,389 (+2%)	13mo	$420,000	$302	52
94 Quevic Dr	0.47mi	2/1.5 (-1)	1,296 (-5%)	16mo	$335,000	$258	49
50 Deer Run Dr	0.73mi	3/1.5	1,480 (+8%)	6mo	$325,000	$220	45

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: -12.6%
• Equity multiple: 0.53×
• Total profit: $-43,151
• Equity at exit: $48,444

10-year hold

• IRR: 2.7%
• Equity multiple: 1.24×
• Total profit: $21,815
• Equity at exit: $28,091

Cash invested: $90,972 (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 12866

• Home prices YoY: -31.8%
• Rents YoY: 9.2%
• Active inventory: 474
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,729 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$394 /mo · $4,733/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $-78

Break-even live

Break-even rent $2,827

Max offer price $311,147

Occupancy floor 98%

Sensitivity live

Price	-10% $106	-5% $14	+0% $-78	+5% $-170	+10% $-262
Rent	-10% $-293	-5% $-186	+0% $-78	+5% $30	+10% $138
Rate	-1.0pp $86	-0.5pp $5	base $-78	+0.5pp $-162	+1.0pp $-248

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Hutchins Rd Ballston Spa, NY	2.0	2.0	1316	$3,050	$2.32	15d	7	0.65mi
24 Winners Cir Saratoga Springs, NY	3.0	2.5	1778	$2,500	$1.41	16d	1	1.17mi

Listing history 10 events

1. 2026-04-14
   status Pending
2. 2026-04-13
   historical Contingent
3. 2026-04-10
   listed $324,900 Active
4. 2006-08-04
   soldstatus $185,000
5. 2006-06-23
   soldstatus $185,000 177-char remark

   Show marketing remark (177 chars)

   House beautiful. You will fall in love with this 3 Br/1 Bath 2 car garage.Newer kitchen, new furnace,newly remodeled family room with woodstove. A must see. Excellent Condition

6. 2006-04-09
   historical 177-char remark

   Show marketing remark (177 chars)

   House beautiful. You will fall in love with this 3 Br/1 Bath 2 car garage.Newer kitchen, new furnace,newly remodeled family room with woodstove. A must see. Excellent Condition

7. 2006-03-26
   listed $182,000 177-char remark

   Show marketing remark (177 chars)

   House beautiful. You will fall in love with this 3 Br/1 Bath 2 car garage.Newer kitchen, new furnace,newly remodeled family room with woodstove. A must see. Excellent Condition

8. 2000-11-27
   soldstatus $95,900
9. 2000-11-15
   soldstatus $95,900 173-char remark

   Show marketing remark (173 chars)

   PRIDE OF OWNERSHIP SHINES THROUGH - NEW WINDOWS, CARPET, 2 YR OLD OUTSTANDING KITCHEN, FAMILY ROOM WITH WOOD STOVE, DECK, CENTRAL AIR AND A 7 YR OLD ROOF. Superior Condition

10. 2000-07-30
    listed $95,900 173-char remark

    Show marketing remark (173 chars)

    PRIDE OF OWNERSHIP SHINES THROUGH - NEW WINDOWS, CARPET, 2 YR OLD OUTSTANDING KITCHEN, FAMILY ROOM WITH WOOD STOVE, DECK, CENTRAL AIR AND A 7 YR OLD ROOF. Superior Condition

ⓘ 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: $4,733 · $394/mo
• Projected year-2 tax: $5,112 · $426/mo
• Expected delta: +$379/yr (+$32/mo · 8.0%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,746
• − Mortgage interest: −$18,199
• − Property taxes: −$4,733
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,620
• − Management: −$2,620
• − Depreciation: −$9,452
• Taxable loss: −$6,502
• Est. tax savings @ 24.0%: +$1,561
• After-tax cash flow: $626/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

+238.8% since first listed

10 events — show timeline

• 2026-04-14 Pending — Global MLS
• 2026-04-13 Contingent — Global MLS
• 2026-04-10 Listed $324,900 Global MLS
• 2006-08-04 Sold (Public Records) $185,000 Public Records
• 2006-06-23 Sold (MLS) $185,000 Global MLS
• 2006-04-09 Listing Removed — Global MLS
• 2006-03-26 Listed $182,000 Global MLS
• 2000-11-27 Sold (Public Records) $95,900 Public Records
• 2000-11-15 Sold (MLS) $95,900 Global MLS
• 2000-07-30 Listed $95,900 Global MLS

Property tax history

+3.8%/yr

Latest (2025): $4,733 · +6.6% YoY. Source: county tax records.