64 Putnam Rd · Saratoga Springs, NY 12170

$325,000

2 bd · 1.5 ba · 1,529 sqft · SingleFamily public records · 41 Days on market

Built 1820 8.66 ac lot Est $552k · 41% under

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Why this score? — see what drove the B 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).

• Cash flow +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you're looking for a home with a sense of history, future potential, or space to live and work, this property deserves a close look. Set along a quiet country road with minimal through traffic, the setting feels private and peaceful, yet remains just minutes from Saratoga Lake and a short venture to the Saratoga Race Course and downtown Saratoga Springs. The home is heated by forced hot air and complemented by a wood stove that adds warmth, character, and cozy charm. .. just as the house was originally designed to be enjoyed. At the rear of the home, a screened-in porch and adjoining deck overlook a wooded backyard that gently slopes away, creating a naturally elevated vantage point--per

Key facts

• Screened in porch
• Wooded backyard
• Barn workshop

Tags

• SCREENED IN PORCH
• WOODED BACKYARD
• BARN WORKSHOP
• SUBDIVISION POTENTIAL
• STILLWATER SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $315k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• Stillwater Central School District (suburban): math 56% / reading 60% proficiency, ranked #238 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Stillwater Elementary School (math 57% / reading 62%, grade B-, #745 of 2,108 statewide, top 39%, 499 students, 32% FRL); Stillwater Middle School High School (math 55% / reading 62%, grade C, #877 of 1,100 statewide, top 80%, 525 students, 30% FRL).
• Market conditions: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($315k) 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.
• Current owner paid $105k; list at $325k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1820 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1820 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.18%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $551,969
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Putnam Rd	0.00mi	2/1.5	1,529 (0%)	1mo	$300,000	$196	99
93 Lakepointe Way	0.61mi	3/2.0 (+1)	1,505 (-2%)	6mo	$542,614	$361	56
73 Lakepointe Way	0.67mi	3/2.0 (+1)	1,505 (-2%)	10mo	$524,336	$348	51
99 Lakepointe Way	0.64mi	3/2.0 (+1)	1,505 (-2%)	15mo	$605,161	$402	48
66 Lakepointe Way	0.71mi	3/2.0 (+1)	1,505 (-2%)	12mo	$593,339	$394	47
64 Lakepointe Way	0.72mi	3/2.0 (+1)	1,604 (+5%)	8mo	$600,000	$374	45
106 Lakepointe Way	0.68mi	3/2.0 (+1)	1,505 (-2%)	21mo	$481,233	$320	41
102 Lakepointe Way	0.66mi	3/2.0 (+1)	1,505 (-2%)	23mo	$502,843	$334	40

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: 29.5%
• Equity multiple: 3.33×
• Total profit: $211,625
• Equity at exit: $292,786

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $595,800
• Equity at exit: $631,404

Cash invested: $91,000 (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 12170

• Home prices YoY: 7.4%
• Active inventory: 48
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $545

Break-even live

Break-even rent $2,611

Max offer price $325,000

Occupancy floor 78%

Sensitivity live

Price	-10% $729	-5% $637	+0% $545	+5% $453	+10% $361
Rent	-10% $284	-5% $414	+0% $545	+5% $675	+10% $805
Rate	-1.0pp $708	-0.5pp $627	base $545	+0.5pp $460	+1.0pp $375

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Palmer Hts Saratoga Springs, NY	3.0	2.0	1400	$3,300	$2.36	15d	1	0.98mi

Listing history 7 events

1. 2026-03-31
   status Pending
2. 2026-03-25
   historical Contingent
3. 2026-03-03
   status Active
4. 2026-02-09
   status Pending
5. 2026-02-09
   historical Contingent
6. 2026-01-26
   listed $325,000 Active
7. 1997-06-17
   soldstatus $105,000

ⓘ 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: $2,672 · $223/mo
• Projected year-2 tax: $4,082 · $340/mo
• Expected delta: +$1,410/yr (+$118/mo · 52.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$18,205
• − Property taxes: −$2,672
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$9,455
• Taxable income: $1,307
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $6,221/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: Stillwater Central School District
• NCES district ID: 3628110
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 60% ▲ 2.00%
• Median HH income: $72,025
• Composite: 51.51/100
• National rank: #1721
• State rank: #238 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

• City population: 40,057
• Population (ZIP): 5,225

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 25.13%
• Current HPI: 363.0428
• 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

+209.5% since first listed

7 events — show timeline

• 2026-03-31 Pending — Global MLS
• 2026-03-25 Contingent — Global MLS
• 2026-03-03 Relisted — Global MLS
• 2026-02-09 Pending — Global MLS
• 2026-02-09 Contingent — Global MLS
• 2026-01-26 Listed $325,000 Global MLS
• 1997-06-17 Sold (Public Records) $105,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,672 · +2.4% YoY. Source: county tax records.