11 Clark Ave · Round Lake, NY 12151

$275,000

2 bd · 1.0 ba · 908 sqft · SingleFamily public records · 7 Days on market

Built 1925 6,534 sqft lot

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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).

• Appreciation +8.7/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

This Cozy Country Cottage in Historic Round Lake is both Rugged & Refined.. Enjoy your morning coffee or a quiet rainfall on the charming covered front porch, Take in that feeling of "Home"as you enter the beautifully appointed Living & Dining areas, Country kitchen opens to side porch ready for the accomplished griller. 2 wonderfully sized bedrooms, a large room off 2nd floor bedroom can be nursery or home office and 1 updated full bath. The Vaulted 2 story living room completes the quaintness of this special home.. Gardners you will have room here for all your favorites as well as enjoying quiet time in the spacious back yard. It's all here and perfectly maintained! This home qualifies for the USDA Rural Home Loan !! usdaloans.net -- Excellent Condition

Key facts

• Quiet street
• Modern comfort
• Historic character

Tags

• UPDATED HOME
• HISTORIC CHARACTER
• MODERN COMFORT
• QUIET STREET
• SCENIC WALKING TRAILS
• LOCAL CAFÉS

Property features AI

Finance

• Other: Lot is level, private, wooded with garden; Lot dimensions about 75 x 90 (approximately 0.15 acres)

Exterior

• Parking: Two off-street paved parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Updated/remodeled; Slab foundation; Clapboard siding; Shingle roof; Living area below grade finished (matches main living area)
• Construction: Clapboard construction; Slab foundation; Shingle roof
• Exterior features: Porch; Garden; Shed(s)

Interior

• Kitchen: Electric oven; Range; Refrigerator; ENERGY STAR qualified appliances; Tankless water heater
• Bedrooms: Primary bedroom on first level; Second bedroom on second level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom (on first level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: High-speed internet; Ceiling paddle fan; Vaulted ceilings; Walk-in closets; Atrium door; Aluminum frame windows; Fireplace in family room; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry located in bathroom; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (23.6% below list).
• Recommended offer: $210k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.2% in Round Lake — 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 76/100 on livability (#236 in NY, #3,708 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Shenendehowa Central School District (suburban): math 72% / reading 73% proficiency, ranked #98 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Chango Elementary School (math 84% / reading 81%, grade A+, #133 of 2,108 statewide, top 6%, 470 students, 10% FRL); Gowana Middle School (math 57% / reading 76%, grade A-, #114 of 729 statewide, top 16%, 773 students, 15% FRL); Shenendehowa High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 3,036 students, 21% FRL).
• Market conditions: 9 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 $22k of equity ($2k loan paydown + $20k appreciation (7.4% 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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.
• Current owner paid $190k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000 (23.6% 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. Built in 1925 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $169,796
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 George Ave	0.26mi	3/1.0 (+1)	1,000 (+10%)	19mo	$187,000	$187	50

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

Projected returns pro-forma

7.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.14×
• Total profit: $87,436
• Equity at exit: $198,194

10-year hold

• IRR: 15.4%
• Equity multiple: 4.45×
• Total profit: $265,507
• Equity at exit: $383,597

Cash invested: $77,000 (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 12151

• Home prices YoY: 2.0%
• Active inventory: 9
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$350 /mo · $4,204/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-248

Break-even live

Break-even rent $2,414

Max offer price $231,186

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-170	+0% $-248	+5% $-326	+10% $-404
Rent	-10% $-414	-5% $-331	+0% $-248	+5% $-165	+10% $-82
Rate	-1.0pp $-110	-0.5pp $-178	base $-248	+0.5pp $-319	+1.0pp $-392

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
535 New York 67 Unit 67 Mechanicville, NY	2.0	1.0	704	$2,100	$2.98	16d	1	0.84mi

Listing history 7 events

1. 2026-06-17
   status $275,000 Pending 7 DOM
2. 2026-06-16
   days on market $275,000 Active 7 DOM
3. 2026-06-15
   days on market $275,000 Active 6 DOM
4. 2026-06-14
   days on market $275,000 Active 4 DOM
5. 2026-06-13
   days on market $275,000 Active 3 DOM
6. 2026-06-10
   remarks 692-char remark
7. 2026-06-10
   listed $275,000 Active 1 DOM

ⓘ 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: $4,204 · $350/mo
• Projected year-2 tax: $4,426 · $369/mo
• Expected delta: +$222/yr (+$18/mo · 5.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $25,200
• − Mortgage interest: −$15,404
• − Property taxes: −$4,204
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,000
• Taxable loss: −$7,815
• Est. tax savings @ 24.0%: +$1,876
• After-tax cash flow: $-1,101/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: Shenendehowa Central School District
• NCES district ID: 3626670
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 73% ▲ 3.00%
• Median HH income: $82,933
• Composite: 64.59/100
• National rank: #531
• State rank: #98 of 590 in NY

Livability — Round Lake

• Score: 76/100
• State rank: #236
• US rank: #3708

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Round Lake, NY
• Population (ZIP): 986

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 (91%)
• Race & ethnicity: White 91% Asian 5% Black 2% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 3%
• Foreign-born: 6%
• Languages at home: 94% English-only · Other Asian/Pacific 3% Other Indo-European 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: ▲ 7.42%
• Current HPI: 381.1045
• 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

+131.1% since first listed

10 events — show timeline

• 2026-06-09 Listed $275,000 Global MLS
• 2021-11-22 Sold (Public Records) $190,000 Public Records
• 2021-11-08 Sold (MLS) $189,900 Global MLS
• 2021-09-27 Pending — Global MLS
• 2021-09-18 Price Changed $189,900 Global MLS
• 2021-09-01 Listed $199,900 Global MLS
• 2009-01-22 Sold (Public Records) $111,500 Public Records
• 2008-12-31 Sold (MLS) $107,500 Global MLS
• 2008-11-24 Listing Removed — Global MLS
• 2008-08-11 Listed $119,000 Global MLS

Property tax history

+8.0%/yr

Latest (2025): $4,204 · +4.1% YoY. Source: county tax records.