17 Chloes Way · Saratoga Springs, NY 12866

$999,900

4 bd · 2.5 ba · 2,473 sqft · Land · 211 Days on market

6,534 sqft lot $404/sqft · 9% below area Est $1099k · 9% 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 +11.6/15.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready Summer 2026. 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. It opens to a gourmet kitchen featuring a large island, granite countertops, and a ''clean-face'' ceramic tile backsplash. The primary suite, located on the second level, features a cathedral ceiling and a spacious walk-in closet. The primary bath features an extended double sink vanity , a beautiful Quartz countertop. and a large tiled shower with a Corian seat. Three additional bedrooms sharing a roomy full bath with a double sink vanity are also located on the second floor along with a large laundry room. Don't miss out on this one!

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 $1000k.

Deal economics

• At list price, monthly cash flow is $-4k ($-48k/yr) — negative.
• To cash-flow at today's rent, offer at most $415k (58.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (63.7% below list).
• Recommended offer: $363k (63.7% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 2.0% 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); 474 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 43% 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 211 days — a 12% lower offer ($880k) is reasonable based on typical stale-listing flexibility.

Recommended offer $363,249 (63.7% 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 211 days. Have you received any prior offers? Is the seller open to a 64% 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: 0.36% ✗
• Cap rate: 1.44%
• Cash-on-cash: -17.32%
• DSCR: 0.23
• GRM: 22.9

CMA / ARV

• ARV (median comp): $1,099,106
• List price: $999,900
• Delta: -9.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -45.9%
• Equity multiple: -0.43×
• Total profit: $-400,111
• Equity at exit: $149,088

10-year hold

• IRR: -53.8%
• Equity multiple: -1.12×
• Total profit: $-592,176
• Equity at exit: $86,453

Cash invested: $279,972 (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: 22.9×

Monthly cashflow live

• Estimated rent: $3,632 medium
• Mortgage (P&I): −$5,244
• Tax est. 1.5%: −$1,250 /mo · $14,998/yr
• Insurance: −$417
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $-4,040

Break-even live

Break-even rent $8,747

Max offer price $415,245

Occupancy floor —

Sensitivity live

Price	-10% $-3,349	-5% $-3,695	+0% $-4,040	+5% $-4,386	+10% $-4,731
Rent	-10% $-4,327	-5% $-4,184	+0% $-4,040	+5% $-3,897	+10% $-3,753
Rate	-1.0pp $-3,537	-0.5pp $-3,786	base $-4,040	+0.5pp $-4,300	+1.0pp $-4,563

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: $249,975
• Closing costs: $29,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Maria Ln Saratoga Springs, NY	3.0	3.5	1968	$45,000	$22.87	45d	1	0.12mi
8 Furlong St Saratoga Springs, NY	3.0	2.5	2242	$1,000	$0.45	45d	1	0.46mi
21 Park Pl Saratoga Springs, NY	3.0	3.0	2500	$3,250	$1.30	45d	1	1.00mi
77 White St Saratoga Springs, NY	4.0	2.5	2088	$4,950	$2.37	25d	1	1.04mi
20 Madison Ave Ste A Saratoga Springs, NY	4.0	3.0	1600	$2,800	$1.75	45d	1	1.22mi
34 Hyde St Saratoga Springs, NY	3.0	2.5	2283	$45,000	$19.71	45d	1	1.33mi
10 Marion Pl Saratoga Springs, NY	4.0	2.0	1800	$4,500	$2.50	25d	1	1.42mi
194 Grand Ave Saratoga Springs, NY	4.0	2.5	2200	$28,000	$12.73	45d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $999,900 Active 211 DOM
2. 2026-06-18
   days on market $999,900 Active 208 DOM
3. 2026-06-17
   days on market $999,900 Active 207 DOM
4. 2026-06-16
   days on market $999,900 Active 206 DOM
5. 2026-06-15
   days on market $999,900 Active 205 DOM
6. 2026-06-14
   days on market $999,900 Active 203 DOM
7. 2026-06-13
   days on market $999,900 Active 202 DOM
8. 2026-06-10
   days on market $999,900 Active 200 DOM
9. 2026-06-09
   days on market $999,900 Active 199 DOM
10. 2026-06-08
    days on market $999,900 Active 198 DOM
11. 2026-06-07
    days on market $999,900 Active 197 DOM
12. 2026-06-05
    days on market $999,900 Active 194 DOM
13. 2026-06-03
    days on market $999,900 Active 193 DOM
14. 2026-06-02
    days on market $999,900 Active 192 DOM
15. 2026-06-01
    days on market $999,900 Active 191 DOM
16. 2026-05-31
    days on market $999,900 Active 190 DOM
17. 2026-05-31
    days on market $999,900 Active 189 DOM
18. 2026-05-15
    price $999,900 1214-char remark

    Show marketing remark (1214 chars)

    Ready Summer 2026. 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. It opens to a gourmet kitchen featuring a large island, granite countertops, and a ''clean-face'' ceramic tile backsplash. The primary suite, located on the second level, features a cathedral ceiling and a spacious walk-in closet. The primary bath features an extended double sink vanity , a beautiful Quartz countertop. and a large tiled shower with a Corian seat. Three additional bedrooms sharing a roomy full bath with a double sink vanity are also located on the second floor along with a large laundry room. Don't miss out on this one!

19. 2026-02-14
    price $994,900 1214-char remark

    Show marketing remark (1214 chars)

    Ready Summer 2026. 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. It opens to a gourmet kitchen featuring a large island, granite countertops, and a ''clean-face'' ceramic tile backsplash. The primary suite, located on the second level, features a cathedral ceiling and a spacious walk-in closet. The primary bath features an extended double sink vanity , a beautiful Quartz countertop. and a large tiled shower with a Corian seat. Three additional bedrooms sharing a roomy full bath with a double sink vanity are also located on the second floor along with a large laundry room. Don't miss out on this one!

20. 2026-01-15
    price $989,900 1214-char remark

    Show marketing remark (1214 chars)

    Ready Summer 2026. 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. It opens to a gourmet kitchen featuring a large island, granite countertops, and a ''clean-face'' ceramic tile backsplash. The primary suite, located on the second level, features a cathedral ceiling and a spacious walk-in closet. The primary bath features an extended double sink vanity , a beautiful Quartz countertop. and a large tiled shower with a Corian seat. Three additional bedrooms sharing a roomy full bath with a double sink vanity are also located on the second floor along with a large laundry room. Don't miss out on this one!

21. 2025-12-18
    price $986,900 1214-char remark

    Show marketing remark (1214 chars)

    Ready Summer 2026. 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. It opens to a gourmet kitchen featuring a large island, granite countertops, and a ''clean-face'' ceramic tile backsplash. The primary suite, located on the second level, features a cathedral ceiling and a spacious walk-in closet. The primary bath features an extended double sink vanity , a beautiful Quartz countertop. and a large tiled shower with a Corian seat. Three additional bedrooms sharing a roomy full bath with a double sink vanity are also located on the second floor along with a large laundry room. Don't miss out on this one!

22. 2025-11-22
    listed $979,900 Active 1214-char remark

    Show marketing remark (1214 chars)

    Ready Summer 2026. 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. It opens to a gourmet kitchen featuring a large island, granite countertops, and a ''clean-face'' ceramic tile backsplash. The primary suite, located on the second level, features a cathedral ceiling and a spacious walk-in closet. The primary bath features an extended double sink vanity , a beautiful Quartz countertop. and a large tiled shower with a Corian seat. Three additional bedrooms sharing a roomy full bath with a double sink vanity are also located on the second floor along with a large laundry room. Don't miss out on this one!

23. 2025-01-02
    soldstatus $1,800,000

ⓘ 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 2/10 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: $43,590
• − Mortgage interest: −$56,010
• − Property taxes: −$14,998
• − Insurance: −$5,000
• − Repairs & maintenance: −$3,487
• − Management: −$3,487
• − Depreciation: −$29,088
• Taxable loss: −$68,480
• Est. tax savings @ 24.0%: +$16,435
• After-tax cash flow: $-32,050/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

• Census place: Saratoga Springs, NY
• 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

-44.5% since first listed

6 events — show timeline

• 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

+5.2%/yr

Latest (2025): $1,133 · +4.0% YoY. Source: county tax records.