4495 Route 9N · Corinth, NY 12859

$315,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 5 Days on market

Built 2002 6.31 ac lot $256/sqft · 21% below area Est $401k · 21% 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
• Appreciation +10.0/10.0
• Cash flow +4.3/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Beautifully renovated ranch on 6.31 private acres in Porter Corners. This move in ready home features renovations throughout, a new roof, quartz countertops, new stainless steel appliances, updated flooring, and bright open living spaces with vaulted ceilings. Enjoy peaceful wooded surroundings, a spacious deck for relaxing or entertaining, and plenty of room to enjoy the outdoors. Conveniently located near Saratoga Springs, lakes, hiking, and year round recreation while still offering the privacy and charm of country living.

Key facts

• Private acres
• Quartz countertops
• Renovated ranch

Tags

• RENOVATED RANCH
• PRIVATE ACRES
• NEW ROOF
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED FLOORING

Property features AI

Exterior

• Parking: Four parking spaces; Stone parking surface
• Utilities: 150 amp electric service; Septic tank
• Home design: Single family residence; Slab foundation
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Pressure-treated deck; Deck; Shed(s); Other exterior features

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the first floor
• Flooring: Vinyl flooring; Carpet
• Bathrooms: Two full bathrooms on the first floor
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Vaulted ceilings; Crawl space basement; Five total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-841 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (47.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (52.4% below list).
• Recommended offer: $150k (52.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#514 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: employment C-, amenities F, commute F.
• Corinth Central School District (town): math 38% / reading 53% proficiency, ranked #448 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Corinth Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 410 students, 53% FRL); Corinth Middle School (math 22% / reading 47%, grade F, #483 of 729 statewide, top 68%, 333 students, 46% FRL); Corinth High School (math 92% / reading 87%, grade A+, #265 of 1,100 statewide, top 26%, 342 students, 42% FRL).
• Market conditions: 11 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 $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $149,962 (52.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.48% ✗
• Cap rate: 3.09%
• Cash-on-cash: -11.44%
• DSCR: 0.49
• GRM: 17.5

CMA / ARV

• ARV (median comp): $400,811
• List price: $315,000
• Delta: -21.41%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4567 Rt 9N	0.70mi	3/2.0	1,100 (-11%)	12mo	$375,000	$341	40
83 Alpine Meadows Rd	0.74mi	3/1.0	1,056 (-14%)	18mo	$300,000	$284	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.34×
• Total profit: $117,918
• Equity at exit: $283,777

10-year hold

• IRR: 15.6%
• Equity multiple: 5.41×
• Total profit: $389,236
• Equity at exit: $611,976

Cash invested: $88,200 (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 12859

• Home prices YoY: 15.1%
• Active inventory: 11
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$243 /mo · $2,912/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-841

Break-even live

Break-even rent $2,564

Max offer price $166,419

Occupancy floor —

Sensitivity live

Price	-10% $-663	-5% $-752	+0% $-841	+5% $-930	+10% $-1,019
Rent	-10% $-960	-5% $-900	+0% $-841	+5% $-782	+10% $-723
Rate	-1.0pp $-682	-0.5pp $-761	base $-841	+0.5pp $-923	+1.0pp $-1,006

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-12
   status Pending 531-char remark
2. 2026-05-06
   listed $315,000 Active 531-char remark
3. 2024-03-16
   status Pending
4. 2024-03-15
   historical
5. 2024-03-11
   listed $70,000 Active
6. 2023-03-29
   status Pending
7. 2023-01-01
   status Pending
8. 2022-12-30
   historical
9. 2022-09-25
   price $165,000
10. 2022-08-15
    listed $175,000 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: $2,912 · $243/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$1,206/yr (+$100/mo · 41.4%)

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 15 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: $17,995
• − Mortgage interest: −$17,645
• − Property taxes: −$2,912
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$9,164
• Taxable loss: −$16,179
• Est. tax savings @ 24.0%: +$3,883
• After-tax cash flow: $-6,210/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: Corinth Central School District
• NCES district ID: 3608370
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $54,143
• Composite: 39.4/100
• National rank: #3968
• State rank: #448 of 590 in NY

Livability — Corinth

• Score: 68/100
• State rank: #514
• US rank: #9140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,629

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 2%
• Common ancestry: Romanian 10% Lithuanian 8% Slovak 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Other Asian/Pacific 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: ▲ 51.54%
• Current HPI: 392.7237
• 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

+80.0% since first listed

10 events — show timeline

• 2026-05-12 Pending — Global MLS
• 2026-05-06 Listed $315,000 Global MLS
• 2024-03-16 Pending — Global MLS
• 2024-03-15 Listing Removed — Global MLS
• 2024-03-11 Listed $70,000 Global MLS
• 2023-03-29 Pending — Global MLS
• 2023-01-01 Pending — Global MLS
• 2022-12-30 Listing Removed — Global MLS
• 2022-09-25 Price Changed $165,000 Global MLS
• 2022-08-15 Listed $175,000 Global MLS

Property tax history

+1.7%/yr

Latest (2025): $2,912 · +4.7% YoY. Source: county tax records.