60 Wilson Ave · South Glens Falls, NY 12803

$104,000

1 bd · 1.0 ba · 384 sqft · Other public records · 79 Days on market

Built 1920 8,712 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 +8.9/10.0
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Calling all investors! Unique opportunity featuring two homes on one lot, offering strong potential for renovation and future income. The main house 2 story, set toward the rear of the property, offers a spacious layout with three bedrooms upstairs and a large living room, dining room, kitchen, and full bath on the first floor. With its generous footprint, front porch, and expansive yard, this home is ready to be transformed into a standout property. The second home is a smaller ranch structure featuring an open living space, kitchenette, and bathroom--ideal for a guest house, rental, or studio once completed. Both homes have been fully cleaned out and largely gutted, providing a blank slate for your vision. Property includes a large yard and oversized shed, adding additional utility and storage. Ideal for fix-and-flip investors, rental property buyers, or owner-occupants looking to renovate and generate income. Endless potential to create value.

Key facts

• Kitchenette
• Expansive yard
• Front porch

Tags

• TWO HOMES ON ONE LOT
• SPACIOUS LAYOUT
• FRONT PORCH
• EXPANSIVE YARD
• OPEN LIVING SPACE
• KITCHENETTE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $104k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (10.9% below list).
• Recommended offer: $80k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 2.2% in South 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 73/100 on livability (#331 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime B+; Watch: amenities F, commute 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.
• Market conditions: 33 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 $9k of equity ($719 loan paydown + $8k appreciation (7.9% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,673 (23.4% 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 79 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 2.04×
• Total profit: $30,181
• Equity at exit: $78,199

10-year hold

• IRR: 14.0%
• Equity multiple: 4.32×
• Total profit: $96,765
• Equity at exit: $154,457

Cash invested: $29,120 (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 12803

• Home prices YoY: 2.3%
• Active inventory: 33
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$332 /mo · $3,984/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-189

Break-even live

Break-even rent $1,165

Max offer price $79,673

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-160	+0% $-189	+5% $-218	+10% $-248
Rent	-10% $-262	-5% $-226	+0% $-189	+5% $-152	+10% $-116
Rate	-1.0pp $-137	-0.5pp $-163	base $-189	+0.5pp $-216	+1.0pp $-243

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $104,000 Active 79 DOM
2. 2026-06-18
   days on market $104,000 Active 76 DOM
3. 2026-06-17
   days on market $104,000 Active 75 DOM
4. 2026-06-16
   days on market $104,000 Active 74 DOM
5. 2026-06-15
   days on market $104,000 Active 73 DOM
6. 2026-06-14
   days on market $104,000 Active 71 DOM
7. 2026-06-10
   days on market $104,000 Active 68 DOM
8. 2026-06-09
   days on market $104,000 Active 67 DOM
9. 2026-06-09
   price $104,000 Active 66 DOM
10. 2026-06-08
    days on market $109,000 Active 66 DOM
11. 2026-06-07
    days on market $109,000 Active 65 DOM
12. 2026-06-03
    days on market $109,000 Active 61 DOM
13. 2026-06-02
    days on market $109,000 Active 60 DOM
14. 2026-06-01
    days on market $109,000 Active 59 DOM
15. 2026-05-31
    days on market $109,000 Active 58 DOM
16. 2026-05-31
    days on market $109,000 Active 57 DOM
17. 2026-04-27
    price $119,900 966-char remark

    Show marketing remark (966 chars)

    Calling all investors! Unique opportunity featuring two homes on one lot, offering strong potential for renovation and future income. The main house 2 story, set toward the rear of the property, offers a spacious layout with three bedrooms upstairs and a large living room, dining room, kitchen, and full bath on the first floor. With its generous footprint, front porch, and expansive yard, this home is ready to be transformed into a standout property. The second home is a smaller ranch structure featuring an open living space, kitchenette, and bathroom--ideal for a guest house, rental, or studio once completed. Both homes have been fully cleaned out and largely gutted, providing a blank slate for your vision. Property includes a large yard and oversized shed, adding additional utility and storage. Ideal for fix-and-flip investors, rental property buyers, or owner-occupants looking to renovate and generate income. Endless potential to create value.

18. 2026-04-03
    listed $129,000 Active 966-char remark

    Show marketing remark (966 chars)

    Calling all investors! Unique opportunity featuring two homes on one lot, offering strong potential for renovation and future income. The main house 2 story, set toward the rear of the property, offers a spacious layout with three bedrooms upstairs and a large living room, dining room, kitchen, and full bath on the first floor. With its generous footprint, front porch, and expansive yard, this home is ready to be transformed into a standout property. The second home is a smaller ranch structure featuring an open living space, kitchenette, and bathroom--ideal for a guest house, rental, or studio once completed. Both homes have been fully cleaned out and largely gutted, providing a blank slate for your vision. Property includes a large yard and oversized shed, adding additional utility and storage. Ideal for fix-and-flip investors, rental property buyers, or owner-occupants looking to renovate and generate income. Endless potential to create value.

19. 2025-06-18
    soldstatus $70,000
20. 2025-06-16
    soldstatus $70,000 Closed 535-char remark

    Show marketing remark (535 chars)

    Opportunity awaits on this charming, quiet street in South Glens Falls! Calling all investors and flippers. Choose to tear down and start fresh or remodel the current structure to your liking. The main house features 3 bedrooms and 1 bathroom, requiring a complete clean-out and remodel. Additionally, there's a small ranch on the lot, perfect for extra income, in law or added living space. This property is a blank canvas waiting for your vision. Don't miss this chance to create something special in a desirable location! Cash only.

21. 2024-11-05
    status Pending 535-char remark

    Show marketing remark (535 chars)

    Opportunity awaits on this charming, quiet street in South Glens Falls! Calling all investors and flippers. Choose to tear down and start fresh or remodel the current structure to your liking. The main house features 3 bedrooms and 1 bathroom, requiring a complete clean-out and remodel. Additionally, there's a small ranch on the lot, perfect for extra income, in law or added living space. This property is a blank canvas waiting for your vision. Don't miss this chance to create something special in a desirable location! Cash only.

22. 2024-09-11
    listed $99,900 Active 535-char remark

    Show marketing remark (535 chars)

    Opportunity awaits on this charming, quiet street in South Glens Falls! Calling all investors and flippers. Choose to tear down and start fresh or remodel the current structure to your liking. The main house features 3 bedrooms and 1 bathroom, requiring a complete clean-out and remodel. Additionally, there's a small ranch on the lot, perfect for extra income, in law or added living space. This property is a blank canvas waiting for your vision. Don't miss this chance to create something special in a desirable location! Cash only.

23. 2002-08-09
    soldstatus $79,900
24. 2000-07-11
    soldstatus $50,000

ⓘ 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: $3,984 · $332/mo
• Projected year-2 tax: $3,984 · $332/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: $11,115
• − Mortgage interest: −$5,826
• − Property taxes: −$3,984
• − Insurance: −$520
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$3,025
• Taxable loss: −$4,018
• Est. tax savings @ 24.0%: +$964
• After-tax cash flow: $-1,303/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 — South Glens Falls

• Score: 73/100
• State rank: #331
• US rank: #5457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Glens Falls, NY
• City population: 8,915
• Population (ZIP): 8,915

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 0%

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: ▲ 7.89%
• Current HPI: 349.2844
• 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

+139.8% since first listed

8 events — show timeline

• 2026-04-27 Price Changed $119,900 Global MLS
• 2026-04-03 Listed $129,000 Global MLS
• 2025-06-18 Sold (Public Records) $70,000 Public Records
• 2025-06-16 Sold (MLS) $70,000 Global MLS
• 2024-11-05 Pending — Global MLS
• 2024-09-11 Listed $99,900 Global MLS
• 2002-08-09 Sold (Public Records) $79,900 Public Records
• 2000-07-11 Sold (Public Records) $50,000 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,984 · +4.5% YoY. Source: county tax records.