222 Upper Sherman Ave · West Glens Falls, NY 12804

$175,000

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 3 Days on market

Built 1940 8,276 sqft lot Est $251k · 30% 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 +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple Offers! Best & Highest due Friday 7/15 at 9 a.m. This Queensbury ranch is situated in perfect proximity to I-87 with accessibility to Queensbury and Glens Falls. This home has been cared for by a the same family since it was built. It features a long driveway, oversized back yard and deck perfect for relaxing in the sunshine. It is equipped with a workshop perfect for projects and tinkering. The sunroom is sure to please. The kitchen opens up to the living area with a breakfast bar. There are two bedrooms upstairs and two additional rooms downstairs. If you're looking for a place to call Home Sweet Home, look no further!

Key facts

• 8,276 sq ft lot
• 5 parking spots
• Built 1940

Property features AI

Exterior

• Parking: Paved driveway; Five parking spaces
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: 150 amp electric service; Public water; Public sewer
• Home design: Single family residence; Living area includes finished space below grade
• Construction: Vinyl siding and wood siding; Metal and shingle roof; Block and concrete perimeter foundation; Built with additional finished area below grade
• Exterior features: Rear porch; Deck; Drive-paved; Shed(s); Back yard and perimeter fencing; Cleared lot with road frontage

Interior

• Kitchen: Dishwasher; Electric oven; Range; Refrigerator
• Bedrooms: Three first-floor bedrooms; First-floor sun room
• Flooring: Vinyl; Carpet; Hardwood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air oil heating; Window air conditioning unit(s)
• Interior features: Seven total rooms; Interior-entry unfinished basement; Garden
• Laundry & utility: Laundry in basement; Fuel tank(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $9 ($104/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (8.6% below list).
• Recommended offer: $160k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.4% in West Glens Falls — 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 71/100 on livability (#388 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, cost of living C-, amenities F.
• Glens Falls City School District (urban): math 44% / reading 53% proficiency, ranked #416 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kensington Road School (math 77% / reading 82%, grade A, #188 of 2,108 statewide, top 11%, 280 students, 22% FRL); Glens Falls Middle School (math 25% / reading 46%, grade F, #473 of 729 statewide, top 66%, 588 students, 46% FRL); Glens Falls Senior High School (math 98% / reading 64%, grade A, #485 of 1,100 statewide, top 45%, 601 students, 41% FRL) — zoned schools at 36% FRL track the district average.
• Zoned-school proficiency averages 65% at this address vs 48% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Glens Falls City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $143k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,000 (8.6% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.91% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $251,160
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Seward St	0.13mi	3/1.0	960 (+6%)	2mo	$300,000	$313	83
12 Bullard Ave	0.73mi	3/1.0	908 (-0%)	4mo	$312,500	$344	62
26 Holden Ave	0.27mi	3/1.0	1,040 (+14%)	2mo	$322,000	$310	62
14 Barber Ave	0.22mi	3/1.0	800 (-12%)	10mo	$277,000	$346	61
11 Main St	0.52mi	2/1.0 (-1)	860 (-6%)	4mo	$20,000	$23	59
75 W Notre Dame St	0.63mi	3/1.0	850 (-7%)	9mo	$235,000	$276	53
64 1st St	0.67mi	2/1.5 (-1)	966 (+6%)	4mo	$225,000	$233	49
27 Thomas St	0.75mi	2/1.0 (-1)	957 (+5%)	8mo	$210,000	$219	45
22 Fielding St	0.56mi	2/1.5 (-1)	828 (-9%)	19mo	$177,000	$214	36

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-27,756
• Equity at exit: $26,093

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-23,249
• Equity at exit: $15,131

Cash invested: $49,000 (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 12804

• Home prices YoY: -9.0%
• Active inventory: 162
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$265 /mo · $3,177/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $9

Break-even live

Break-even rent $1,589

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $108	-5% $58	+0% $9	+5% $-41	+10% $-90
Rent	-10% $-118	-5% $-55	+0% $9	+5% $72	+10% $135
Rate	-1.0pp $97	-0.5pp $53	base $9	+0.5pp $-37	+1.0pp $-83

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Grand St Glens Falls, NY	2.0	1.0	792	$1,600	$2.02	16d	1	1.27mi

Listing history 4 events

1. 2026-06-19
   days on market $175,000 Active 3 DOM
2. 2026-06-18
   days on market $175,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $175,000 Active 1 DOM

ⓘ 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: $3,177 · $265/mo
• Projected year-2 tax: $3,177 · $265/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $19,200
• − Mortgage interest: −$9,803
• − Property taxes: −$3,177
• − Insurance: −$875
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,091
• Taxable loss: −$2,817
• Est. tax savings @ 24.0%: +$676
• After-tax cash flow: $780/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: Glens Falls City School District
• NCES district ID: 3612240
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 53% ▲ 6.00%
• Median HH income: $48,216
• Composite: 41.34/100
• National rank: #3499
• State rank: #416 of 590 in NY

Livability — West Glens Falls

• Score: 71/100
• State rank: #388
• US rank: #6663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Glens Falls, NY
• Population (ZIP): 28,175

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.40%
• Current HPI: 337.1909
• 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

+25.1% since first listed

5 events — show timeline

• 2026-06-16 Listed $175,000 Global MLS
• 2022-09-29 Sold (Public Records) $143,000 Public Records
• 2022-09-09 Sold (MLS) $143,000 Global MLS
• 2022-07-15 Pending — Global MLS
• 2022-07-09 Listed $139,900 Global MLS

Property tax history

+21.6%/yr

Latest (2025): $3,177 · +7.5% YoY. Source: county tax records.