17 Chloes Way · Saratoga Springs, NY 12866

$1,012,900

4 bd · 2.5 ba · 2,473 sqft · Land · 74 Days on market

Built 2026 Fair condition 6,534 sqft lot 2-car garage $410/sqft · 13% below area Est $1.159M · 13% under ↓ 44% since listing

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Why this score? — see what drove the F 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 +13.2/15.0
• Schools +7.8/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• Condition / age +2.2/5.0
• Cash flow +0.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Quick Delivery Home, nearly complete! Belmonte Builders presents a stunning Quick Delivery home located in a prime location. This home features great street appeal with a large covered porch and a side load garage. It makes a great first impression with the large foyer opening to a private study featuring elegant French doors. Hardwood floors extend from the foyer and study into the great room and the remaining common spaces. The open floor plan lends itself to entertaining and family gatherings with the great room open to the kitchen and dining area. The great room enjoys an abundance of natural light from three large windows features a gas burning fireplace with granite surround.

Key facts

• Open floor plan
• Large covered porch
• Gourmet kitchen

Tags

• LARGE COVERED PORCH
• PRIVATE STUDY
• HARDWOOD FLOORS
• OPEN FLOOR PLAN
• GAS BURNING FIREPLACE
• GOURMET KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath land listed at $1.01M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-4k ($-51k/yr) — negative.
• To cash-flow at today's rent, offer at most $399k (60.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (65.5% below list).
• Recommended offer: $349k (65.5% below list) — sets the bar for 1% rule.
• Cap rate 1.3% vs local median 1.9% in Saratoga Springs — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Lake Avenue Elementary School (math 82% / reading 82%, grade A+, #138 of 2,108 statewide, top 8%, 393 students, 21% 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); 649 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 41% 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 $7k of loan paydown is wiped out by about $30k 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 74 days — a 6% lower offer ($952k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $349,447 (65.5% 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 74 days. Have you received any prior offers? Is the seller open to a 66% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.34% ✗
• Cap rate: 1.27%
• Cash-on-cash: -17.94%
• DSCR: 0.20
• GRM: 24.2

CMA / ARV

• ARV (median comp): $1,158,850
• List price: $1,012,900
• Delta: -12.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Jefferson St	0.26mi	4/2.5	2,400 (-3%)	3mo	$900,000	$375	81
30 Doten Ave	0.25mi	4/3.0	1,983 (-20%)	0mo	$1,239,350	$625	61
11 Thoroughbred Dr	0.43mi	3/2.5 (-1)	2,252 (-9%)	0mo	$668,750	$297	60
129 Spring St	1.22mi	4/2.5	2,279 (-8%)	1mo	$925,000	$406	51
206 Nelson Ave	1.30mi	4/3.5	2,200 (-11%)	3mo	$1,460,000	$664	40
139 Lincoln Ave	0.93mi	3/2.5 (-1)	2,166 (-12%)	0mo	$805,000	$372	39
24 Walnut St	1.24mi	4/3.5	3,050 (+23%)	1mo	$890,000	$292	35
131 Beekman St	1.48mi	4/2.0	2,056 (-17%)	4mo	$485,000	$236	35
75 S Franklin St	1.32mi	3/2.5 (-1)	2,105 (-15%)	0mo	$1,104,000	$524	35
39 Fifth Ave	1.37mi	4/3.5	1,934 (-22%)	4mo	$1,437,500	$743	33
122 Regent St Unit 2	1.05mi	3/2.5 (-1)	1,892 (-24%)	3mo	$2,397,808	$1,267	33
116 Elm St	1.07mi	3/2.0 (-1)	1,892 (-24%)	2mo	$805,000	$425	32

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: -47.6%
• Equity multiple: -0.47×
• Total profit: $-415,616
• Equity at exit: $151,027

10-year hold

• IRR: -59.8%
• Equity multiple: -1.20×
• Total profit: $-625,315
• Equity at exit: $87,577

Cash invested: $283,612 (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: 649
• Price-to-rent: 24.2×

Monthly cashflow live

• Estimated rent: $3,494 high
• Mortgage (P&I): −$5,312
• Tax est. 1.5%: −$1,266 /mo · $15,194/yr
• Insurance: −$422
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $-4,239

Break-even live

Break-even rent $8,861

Max offer price $399,468

Occupancy floor —

Sensitivity live

Price	-10% $-3,539	-5% $-3,889	+0% $-4,239	+5% $-4,589	+10% $-4,939
Rent	-10% $-4,515	-5% $-4,377	+0% $-4,239	+5% $-4,101	+10% $-3,963
Rate	-1.0pp $-3,729	-0.5pp $-3,982	base $-4,239	+0.5pp $-4,502	+1.0pp $-4,769

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: $253,225
• Closing costs: $30,387
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Chloes Way Saratoga Springs, NY	3.0	2.5	2088	$4,300	$2.06	6d	1	0.11mi
5 Maria Ln Saratoga Springs, NY	3.0	3.5	1968	$45,000	$22.87	139d	1	0.12mi
3 Clubhouse Dr Saratoga Springs, NY	3.0	1.5	1616	$2,700	$1.67	62d	1	0.19mi
39 Doten Ave Saratoga Springs, NY	3.0	2.5	2000	$3,200	$1.60	6d	1	0.21mi
8 Furlong St Saratoga Springs, NY	3.0	2.5	2242	$1,000	$0.45	139d	1	0.46mi
21 Park Pl Saratoga Springs, NY	3.0	3.0	2500	$3,250	$1.30	139d	1	1.00mi
21 Park Pl Saratoga Springs, NY	3.0	3.0	2500	$3,250	$1.30	62d	1	1.00mi
77 White St Saratoga Springs, NY	4.0	2.5	2088	$4,000	$1.92	0d	1	1.04mi
19 Congress Ave Saratoga Springs, NY	3.0	2.0	1700	$3,000	$1.76	6d	1	1.18mi
20 Madison Ave Ste A Saratoga Springs, NY	4.0	3.0	1600	$2,800	$1.75	139d	1	1.22mi
34 Hyde St Saratoga Springs, NY	3.0	2.5	2283	$45,000	$19.71	139d	1	1.33mi
66 Caroline St Unit D Saratoga Springs, NY	3.0	3.0	2000	$3,800	$1.90	0d	1	1.41mi
10 Marion Pl Saratoga Springs, NY	4.0	2.0	1800	$4,500	$2.50	119d	1	1.42mi
194 Grand Ave Saratoga Springs, NY	4.0	2.5	2200	$28,000	$12.73	139d	1	1.44mi
157 Washington St Saratoga Springs, NY	3.0	2.5	2220	$2,991	$1.35	6d	1	1.49mi

Property features AI

Finance

• Other: Irrigation equipment

Exterior

• Parking: 2-car garagePaved drivewayGarage door openerTotal parking for 4 vehicles
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceNew constructionConcrete perimeter foundationDrywall and vinyl siding constructionAsphalt roofCorner lot, cleared
• Construction: Built with drywall and vinyl sidingAsphalt roofConcrete perimeter foundation
• Exterior features: Front porchRear screened porchPorchThree-season roomDrive paved

Interior

• Kitchen: DishwasherGas ovenGas rangeRange hoodOvenMicrowaveRefrigeratorDisposal
• Bedrooms: Primary bedroom (Second level)Bedroom (Second level)Bedroom (Second level)Bedroom (Second level)
• Flooring: TileCeramic tileVinylHardwood
• Bathrooms: 2 full bathrooms (both on second level)1 half bathroom (on first level)
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Vaulted ceilingsWalk-in closetsBuilt-in featuresCeramic tile bathFrench doorsSliding doorsScreensEgress windowFull unfinished basement
• Laundry & utility: Laundry room on upper levelGas water heaterHumidifier

Listing history 50 events

1. 2026-09-24
   days on market $1,012,900 Active 74 DOM
2. 2026-09-23
   days on market $1,012,900 Active 73 DOM
3. 2026-09-22
   days on market $1,012,900 Active 72 DOM
4. 2026-09-21
   days on market $1,012,900 Active 71 DOM
5. 2026-09-20
   days on market $1,012,900 Active 70 DOM
6. 2026-09-19
   days on market $1,012,900 Active 69 DOM
7. 2026-09-18
   days on market $1,012,900 Active 68 DOM
8. 2026-09-17
   days on market $1,012,900 Active 67 DOM
9. 2026-09-16
   days on market $1,012,900 Active 66 DOM
10. 2026-09-15
    days on market $1,012,900 Active 65 DOM
11. 2026-09-14
    days on market $1,012,900 Active 64 DOM
12. 2026-09-13
    days on market $1,012,900 Active 63 DOM
13. 2026-09-12
    days on market $1,012,900 Active 62 DOM
14. 2026-09-11
    days on market $1,012,900 Active 61 DOM
15. 2026-09-05
    days on market $1,012,900 Active 55 DOM
16. 2026-09-04
    days on market $1,012,900 Active 54 DOM
17. 2026-09-03
    days on market $1,012,900 Active 53 DOM
18. 2026-08-31
    days on market $1,012,900 Active 50 DOM
19. 2026-08-30
    days on market $1,012,900 Active 49 DOM
20. 2026-08-29
    days on market $1,012,900 Active 48 DOM
21. 2026-08-28
    days on market $1,012,900 Active 47 DOM
22. 2026-08-27
    days on market $1,012,900 Active 46 DOM
23. 2026-08-26
    days on market $1,012,900 Active 45 DOM
24. 2026-08-25
    days on market $1,012,900 Active 44 DOM
25. 2026-08-24
    days on market $1,012,900 Active 43 DOM
26. 2026-08-23
    days on market $1,012,900 Active 42 DOM
27. 2026-08-22
    days on market $1,012,900 Active 41 DOM
28. 2026-08-21
    days on market $1,012,900 Active 40 DOM
29. 2026-08-20
    days on market $1,012,900 Active 39 DOM
30. 2026-08-19
    days on market $1,012,900 Active 38 DOM
31. 2026-08-18
    days on market $1,012,900 Active 37 DOM
32. 2026-08-17
    days on market $1,012,900 Active 36 DOM
33. 2026-08-16
    days on market $1,012,900 Active 35 DOM
34. 2026-08-15
    days on market $1,012,900 Active 34 DOM
35. 2026-08-14
    days on market $1,012,900 Active 33 DOM
36. 2026-08-13
    days on market $1,012,900 Active 32 DOM
37. 2026-08-12
    days on market $1,012,900 Active 31 DOM
38. 2026-08-11
    days on market $1,012,900 Active 30 DOM
39. 2026-08-10
    days on market $1,012,900 Active 29 DOM
40. 2026-08-09
    days on market $1,012,900 Active 28 DOM
41. 2026-08-08
    days on market $1,012,900 Active 27 DOM
42. 2026-08-07
    days on market $1,012,900 Active 26 DOM
43. 2026-08-06
    days on market $1,012,900 Active 25 DOM
44. 2026-08-05
    days on market $1,012,900 Active 24 DOM
45. 2026-08-04
    days on market $1,012,900 Active 23 DOM
46. 2026-08-03
    days on market $1,012,900 Active 22 DOM
47. 2026-07-31
    days on market $1,012,900 Active 19 DOM
48. 2026-07-29
    days on market $1,012,900 Active 17 DOM
49. 2026-07-27
    days on market $1,012,900 Active 15 DOM
50. 2026-07-25
    days on market $1,012,900 Active 13 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $41,934
• − Mortgage interest: −$56,738
• − Property taxes: −$15,194
• − Insurance: −$5,064
• − Repairs & maintenance: −$3,355
• − Management: −$3,355
• − Depreciation: −$29,466
• Taxable loss: −$71,238
• Est. tax savings @ 24.0%: +$17,097
• After-tax cash flow: $-33,774/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.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab Est. rehab $61,825–$111,285 screening

The home requires moderate renovations, including updates to the kitchen and bathrooms, painting, and landscaping maintenance. These improvements will significantly enhance its resale and rental value.

Repairs flagged

• Major Kitchen cabinetry and countertops — The kitchen appears to have outdated and worn cabinetry and countertops.
• Major Bathroom fixtures — The bathrooms show signs of wear and outdated fixtures.
• Major Interior walls — The interior walls show signs of discoloration and possible paint peeling.
• Major Landscaping — The landscaping appears to be overgrown and in need of trimming and maintenance.

Value-add opportunities

• Resale Updating kitchen cabinetry and countertops — Updating the kitchen will enhance the home's appeal and functionality, making it more attractive to potential buyers. ↑
• Resale Updating bathroom fixtures — Updating the bathrooms will improve the home's functionality and appeal, making it more attractive to potential buyers. ↑
• Both Painting interior walls — Painting the interior walls will improve the home's appearance and functionality, making it more attractive to both buyers and renters. ↑
• Both Landscaping maintenance — Maintaining the landscaping will improve the home's curb appeal and overall aesthetic, making it more attractive to both buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 78/100

Zoned Schools

Elementary Lake Avenue Elementary School A+ NY #138/2,108 Nat'l #849/41,679 Middle Maple Avenue Middle School B NY #187/729 Nat'l #2,146/14,009 High Saratoga Springs High School A+ NY #83/1,100 Nat'l #116/17,239

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

A Composite livability gradescore 82/100

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 · 238,889 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Irrigation equipment

Exterior

• Parking: 2-car garagePaved drivewayGarage door openerTotal parking for 4 vehicles
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceNew constructionConcrete perimeter foundationDrywall and vinyl siding constructionAsphalt roofCorner lot, cleared
• Construction: Built with drywall and vinyl sidingAsphalt roofConcrete perimeter foundation
• Exterior features: Front porchRear screened porchPorchThree-season roomDrive paved

Interior

• Kitchen: DishwasherGas ovenGas rangeRange hoodOvenMicrowaveRefrigeratorDisposal
• Bedrooms: Primary bedroom (Second level)Bedroom (Second level)Bedroom (Second level)Bedroom (Second level)
• Flooring: TileCeramic tileVinylHardwood
• Bathrooms: 2 full bathrooms (both on second level)1 half bathroom (on first level)
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Vaulted ceilingsWalk-in closetsBuilt-in featuresCeramic tile bathFrench doorsSliding doorsScreensEgress windowFull unfinished basement
• Laundry & utility: Laundry room on upper levelGas water heaterHumidifier

Price history

-44.5% since first listed

8 events — show timeline

• 2026-07-12 Listed $999,900 Global MLS
• 2026-06-30 Listing Removed — Global MLS
• 2026-05-15 Price Changed $999,900 Global MLS
• 2026-02-14 Price Changed $994,900 Global MLS
• 2026-01-15 Price Changed $989,900 Global MLS
• 2025-12-18 Price Changed $986,900 Global MLS
• 2025-11-22 Listed $979,900 Global MLS
• 2025-01-02 Sold (Public Records) $1,800,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,161 · +6.6% YoY. Source: county tax records.