124 Mohawk Ave · Northville, NY 12025

$300,000

3 bd · 1.0 ba · 942 sqft · SingleFamily · 37 Days on market

Built 1952 6,098 sqft lot $318/sqft · 16% below area Est $359k · 16% 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 +14.8/15.0
• Appreciation +10.0/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Cash flow +2.8/30.0
• 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 MLS

Is lake life calling your name this summer? If so, welcome to 124 Mohawk Ave. in Providence, NY! This charming 3-bedroom, 1-bath seasonal cottage is walking distance to Great Sacandaga Lake. Offering 940 square feet of comfortable living space, this cozy retreat is the perfect opportunity for a summer getaway or vacation investment in one of the area's most sought-after recreational destinations. While not directly waterfront, the owner has the ability to obtain a permit from the town providing 10 feet of exclusive waterfront access, allowing space for a dock and easy boating access to Great Sacandaga Lake. Spend your summers enjoying boating, fishing, kayaking, swimming, and everything lake living has to offer without the waterfront taxes. Inside, you'll find a warm and inviting layout with three bedrooms, a full bathroom, and comfortable living spaces ideal for relaxing after a day on the water. Whether you're hosting weekend guests, enjoying quiet mornings with coffee, or gathering after a day outdoors, this cottage delivers the relaxed seasonal lake lifestyle buyers are searching for. Conveniently located near local restaurants, marinas, hiking trails, and outdoor recreation, this property offers the perfect balance of privacy and accessibility. Don't miss your opportunity to enjoy the Great Sacandaga Lake lifestyle just in time for summer.

Key facts

• Outdoor recreation
• Near hiking trails
• 6,098 sq ft lot

Tags

• EXCLUSIVE WATERFRONT ACCESS
• WALKING DISTANCE TO LAKE
• NEAR LOCAL RESTAURANTS
• NEAR HIKING TRAILS
• OUTDOOR RECREATION

Property features AI

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: 100 amp electric service; Septic tank
• Home design: Cabin; Single-story (all main rooms listed on first level)
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier and slab foundation; Built with conventional construction materials
• Exterior features: Deck; Shed(s); Cleared lot; Seasonal waterfront access to Great Sacandaga Lake (permit may be required)

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the first floor
• Flooring: Vinyl; Bamboo; Carpet
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Propane heating; Window cooling units
• Interior features: Sliding doors; Double pane windows; 8 total rooms
• Laundry & utility: Mud room (first floor)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-998 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (48.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (54.6% below list).
• Recommended offer: $136k (54.6% below list) — sets the bar for 1% rule.
• Cap rate 2.3% vs local median 2.9% in Northville — 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 64/100 on livability (#759 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living F.
• Broadalbin-Perth Central School District (rural): math 50% / reading 62% proficiency, ranked #286 of 590 in NY (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 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 $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($291k) 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,054 (54.6% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 55% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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: 0.45% ✗
• Cap rate: 2.30%
• Cash-on-cash: -14.26%
• DSCR: 0.37
• GRM: 18.4

CMA / ARV

• ARV (median comp): $358,547
• List price: $300,000
• Delta: -16.33%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 Fayville Rd	0.08mi	2/1.0 (-1)	884 (-6%)	19mo	$125,000	$141	65

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: 14.4%
• Equity multiple: 2.19×
• Total profit: $99,819
• Equity at exit: $270,264

10-year hold

• IRR: 14.3%
• Equity multiple: 5.10×
• Total profit: $343,999
• Equity at exit: $582,834

Cash invested: $84,000 (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 12025

• Home prices YoY: 13.4%
• Active inventory: 37
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $1,361 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-998

Break-even live

Break-even rent $2,624

Max offer price $155,529

Occupancy floor —

Sensitivity live

Price	-10% $-791	-5% $-895	+0% $-998	+5% $-1,102	+10% $-1,206
Rent	-10% $-1,106	-5% $-1,052	+0% $-998	+5% $-945	+10% $-891
Rate	-1.0pp $-847	-0.5pp $-922	base $-998	+0.5pp $-1,076	+1.0pp $-1,155

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $300,000 Active 37 DOM
2. 2026-06-18
   days on market $300,000 Active 35 DOM
3. 2026-06-17
   days on market $300,000 Active 34 DOM
4. 2026-06-16
   days on market $300,000 Active 33 DOM
5. 2026-06-15
   days on market $300,000 Active 32 DOM
6. 2026-06-13
   days on market $300,000 Active 30 DOM
7. 2026-06-12
   days on market $300,000 Active 29 DOM
8. 2026-06-09
   days on market $300,000 Active 26 DOM
9. 2026-06-08
   days on market $300,000 Active 25 DOM
10. 2026-06-07
    days on market $300,000 Active 24 DOM
11. 2026-06-07
    days on market $300,000 Active 23 DOM
12. 2026-06-04
    days on market $300,000 Active 20 DOM
13. 2026-06-02
    days on market $300,000 Active 19 DOM
14. 2026-06-01
    days on market $300,000 Active 18 DOM
15. 2026-05-31
    days on market $300,000 Active 17 DOM
16. 2026-05-14
    listed $300,000 Active 1375-char remark

    Show marketing remark (1366 chars)

    Is lake life calling your name this summer? If so, welcome to 124 Mohawk Ave. in Providence, NY! This charming 3-bedroom, 1-bath seasonal cottage is walking distance to Great Sacandaga Lake. Offering 940 square feet of comfortable living space, this cozy retreat is the perfect opportunity for a summer getaway or vacation investment in one of the area's most sought-after recreational destinations. While not directly waterfront, the owner has the ability to obtain a permit from the town providing 10 feet of exclusive waterfront access, allowing space for a dock and easy boating access to Great Sacandaga Lake. Spend your summers enjoying boating, fishing, kayaking, swimming, and everything lake living has to offer without the waterfront taxes. Inside, you'll find a warm and inviting layout with three bedrooms, a full bathroom, and comfortable living spaces ideal for relaxing after a day on the water. Whether you're hosting weekend guests, enjoying quiet mornings with coffee, or gathering after a day outdoors, this cottage delivers the relaxed seasonal lake lifestyle buyers are searching for. Conveniently located near local restaurants, marinas, hiking trails, and outdoor recreation, this property offers the perfect balance of privacy and accessibility. Don't miss your opportunity to enjoy the Great Sacandaga Lake lifestyle just in time for summer.

17. 2026-05-14
    listed $300,000 Active 1366-char remark

    Show marketing remark (1366 chars)

    Is lake life calling your name this summer? If so, welcome to 124 Mohawk Ave. in Providence, NY! This charming 3-bedroom, 1-bath seasonal cottage is walking distance to Great Sacandaga Lake. Offering 940 square feet of comfortable living space, this cozy retreat is the perfect opportunity for a summer getaway or vacation investment in one of the area's most sought-after recreational destinations. While not directly waterfront, the owner has the ability to obtain a permit from the town providing 10 feet of exclusive waterfront access, allowing space for a dock and easy boating access to Great Sacandaga Lake. Spend your summers enjoying boating, fishing, kayaking, swimming, and everything lake living has to offer without the waterfront taxes. Inside, you'll find a warm and inviting layout with three bedrooms, a full bathroom, and comfortable living spaces ideal for relaxing after a day on the water. Whether you're hosting weekend guests, enjoying quiet mornings with coffee, or gathering after a day outdoors, this cottage delivers the relaxed seasonal lake lifestyle buyers are searching for. Conveniently located near local restaurants, marinas, hiking trails, and outdoor recreation, this property offers the perfect balance of privacy and accessibility. Don't miss your opportunity to enjoy the Great Sacandaga Lake lifestyle just in time for summer.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $16,326
• − Mortgage interest: −$16,805
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$8,727
• Taxable loss: −$17,818
• Est. tax savings @ 24.0%: +$4,276
• After-tax cash flow: $-7,705/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: Broadalbin-Perth Central School District
• NCES district ID: 3600005
• Math proficiency: 50% ▼ -7.00%
• Reading proficiency: 62% ▲ 13.00%
• Median HH income: $55,862
• Composite: 48.28/100
• National rank: #2154
• State rank: #286 of 590 in NY

Livability — Northville

• Score: 64/100
• State rank: #759
• US rank: #14567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,278

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 (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 8% Lithuanian 7% Iranian 5%
• Foreign-born: 2% · China, Canada
• Languages at home: 97% English-only · Chinese 1% Other Indo-European 1% Spanish 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: ▲ 40.87%
• Current HPI: 344.7778
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $300,000 HVCRMLS
• 2026-05-14 Listed $300,000 Global MLS