152 Ingersoll Rd · Saratoga Springs, NY 12866

$495,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 87 Days on market

Built 2025 0.46 ac lot $295/sqft · 20% below area Est $616k · 20% 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 +6.7/30.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Every buyer says this home needs a garage, so the owner just made a MAJOR price drop so you can add your own! Also, a new privacy hedge was added this spring. This home offers 3 bedrooms and 2 baths in a 1,680 sq ft single-story layout, featuring an open-concept floor plan designed for modern lifestyles, with luxury vinyl plank flooring throughout. The home boasts a large kitchen with 3 dining areas. The primary suite with ensuite has it's own on demand hot water, along with a walk in closet. A covered front porch, and rear deck provide a perfect blend of outdoor low-maintenance luxury. There is a full, unfinished basement that could be customized for additional living space. Located just minutes from the downtown amenities of Saratoga Springs and the conveniences of Wilton. Open house Sunday, 4/26/26 from 12-2 pm.

Key facts

• 0.46 acre lot
• 4 parking spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-787 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $356k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (41.9% below list).
• Recommended offer: $288k (41.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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: Dorothy Nolan Elementary School (math 69% / reading 68%, grade B+, #517 of 2,108 statewide, top 25%, 688 students, 22% 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 34% 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 $3k of loan paydown is wiped out by about $15k 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 87 days — a 6% lower offer ($465k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $84k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; list at $495k implies a 739% gain — meaningful room to come down on a strong offer.

Recommended offer $287,647 (41.9% 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 87 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 14.3

CMA / ARV

• ARV (median comp): $616,107
• List price: $495,000
• Delta: -19.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Brookhaven Ct	0.58mi	3/2.0	1,675 (-0%)	20mo	$188,500	$113	56
17 Eastpointe Dr	0.66mi	3/2.5	1,880 (+12%)	4mo	$730,137	$388	44
10 Avalon Way	0.73mi	3/2.0	1,850 (+10%)	7mo	$730,294	$395	43
20 Eastpointe Dr	0.70mi	3/2.5	1,865 (+11%)	8mo	$645,471	$346	40
12 Eastpointe Dr	0.70mi	3/2.5	1,845 (+10%)	16mo	$653,068	$354	35

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: -23.5%
• Equity multiple: 0.17×
• Total profit: $-115,322
• Equity at exit: $73,806

10-year hold

• IRR: -9.6%
• Equity multiple: 0.30×
• Total profit: $-96,513
• Equity at exit: $42,799

Cash invested: $138,600 (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: 14.3×

Monthly cashflow live

• Estimated rent: $2,876 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$257 /mo · $3,090/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-787

Break-even live

Break-even rent $3,873

Max offer price $355,948

Occupancy floor —

Sensitivity live

Price	-10% $-507	-5% $-647	+0% $-787	+5% $-927	+10% $-1,067
Rent	-10% $-1,014	-5% $-901	+0% $-787	+5% $-674	+10% $-560
Rate	-1.0pp $-538	-0.5pp $-661	base $-787	+0.5pp $-915	+1.0pp $-1,046

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Louden Rd Saratoga Springs, NY	4.0	2.0	1854	$3,200	$1.73	45d	1	0.36mi
4 Standish Rd Unit 206 Saratoga Springs, NY	2.0	2.5	1637	$3,085	$1.88	45d	1	1.45mi

Listing history 32 events

1. 2026-06-21
   days on market $495,000 Active 87 DOM
2. 2026-06-18
   days on market $495,000 Active 84 DOM
3. 2026-06-17
   days on market $495,000 Active 83 DOM
4. 2026-06-16
   days on market $495,000 Active 82 DOM
5. 2026-06-15
   days on market $495,000 Active 81 DOM
6. 2026-06-14
   days on market $495,000 Active 79 DOM
7. 2026-06-13
   pricedays on market $495,000 Active 78 DOM
8. 2026-06-10
   days on market $499,999 Active 76 DOM
9. 2026-06-09
   days on market $499,999 Active 75 DOM
10. 2026-06-08
    days on market $499,999 Active 74 DOM
11. 2026-06-07
    days on market $499,999 Active 73 DOM
12. 2026-06-05
    days on market $499,999 Active 70 DOM
13. 2026-06-03
    days on market $499,999 Active 69 DOM
14. 2026-06-02
    days on market $499,999 Active 68 DOM
15. 2026-06-01
    days on market $499,999 Active 67 DOM
16. 2026-05-31
    days on market $499,999 Active 66 DOM
17. 2026-05-31
    days on market $499,999 Active 65 DOM
18. 2026-04-23
    price $499,999 828-char remark

    Show marketing remark (828 chars)

    Every buyer says this home needs a garage, so the owner just made a MAJOR price drop so you can add your own! Also, a new privacy hedge was added this spring. This home offers 3 bedrooms and 2 baths in a 1,680 sq ft single-story layout, featuring an open-concept floor plan designed for modern lifestyles, with luxury vinyl plank flooring throughout. The home boasts a large kitchen with 3 dining areas. The primary suite with ensuite has it's own on demand hot water, along with a walk in closet. A covered front porch, and rear deck provide a perfect blend of outdoor low-maintenance luxury. There is a full, unfinished basement that could be customized for additional living space. Located just minutes from the downtown amenities of Saratoga Springs and the conveniences of Wilton. Open house Sunday, 4/26/26 from 12-2 pm.

19. 2026-03-26
    listed $579,500 Active 828-char remark

    Show marketing remark (828 chars)

    Every buyer says this home needs a garage, so the owner just made a MAJOR price drop so you can add your own! Also, a new privacy hedge was added this spring. This home offers 3 bedrooms and 2 baths in a 1,680 sq ft single-story layout, featuring an open-concept floor plan designed for modern lifestyles, with luxury vinyl plank flooring throughout. The home boasts a large kitchen with 3 dining areas. The primary suite with ensuite has it's own on demand hot water, along with a walk in closet. A covered front porch, and rear deck provide a perfect blend of outdoor low-maintenance luxury. There is a full, unfinished basement that could be customized for additional living space. Located just minutes from the downtown amenities of Saratoga Springs and the conveniences of Wilton. Open house Sunday, 4/26/26 from 12-2 pm.

20. 2026-03-09
    historical
21. 2025-11-26
    price $529,500
22. 2025-10-17
    price $549,500
23. 2025-09-09
    listed $559,500 Active
24. 2025-09-08
    historical
25. 2025-08-14
    price $559,500
26. 2025-07-28
    price $579,500
27. 2025-06-26
    price $589,500
28. 2025-04-25
    listed $599,500 Active
29. 2022-08-10
    soldstatus $59,000
30. 2022-06-13
    status Pending
31. 2022-06-09
    price $62,250
32. 2022-06-06
    listed $84,900 Active

ⓘ 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: $3,090 · $257/mo
• Projected year-2 tax: $5,728 · $477/mo
• Expected delta: +$2,638/yr (+$220/mo · 85.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $34,518
• − Mortgage interest: −$27,728
• − Property taxes: −$3,090
• − Insurance: −$2,475
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − Depreciation: −$14,400
• Taxable loss: −$18,698
• Est. tax savings @ 24.0%: +$4,487
• After-tax cash flow: $-4,958/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

• 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

+488.9% since first listed

15 events — show timeline

• 2026-04-23 Price Changed $499,999 Global MLS
• 2026-03-26 Listed $579,500 Global MLS
• 2026-03-09 Listing Removed — Global MLS
• 2025-11-26 Price Changed $529,500 Global MLS
• 2025-10-17 Price Changed $549,500 Global MLS
• 2025-09-09 Listed $559,500 Global MLS
• 2025-09-08 Listing Removed — Global MLS
• 2025-08-14 Price Changed $559,500 Global MLS
• 2025-07-28 Price Changed $579,500 Global MLS
• 2025-06-26 Price Changed $589,500 Global MLS
• 2025-04-25 Listed $599,500 Global MLS
• 2022-08-10 Sold (Public Records) $59,000 Public Records
• 2022-06-13 Pending — Global MLS
• 2022-06-09 Price Changed $62,250 Global MLS
• 2022-06-06 Listed $84,900 Global MLS

Property tax history

+13.6%/yr

Latest (2025): $3,090 · +259.9% YoY. Source: county tax records.