4 Delavan Ave · Milton, NY 12850

$100,000

4 bd · 1.0 ba · 852 sqft · SingleFamily public records · 238 Days on market

Built 1938 6,098 sqft lot $117/sqft · 67% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks MLS

Charming and cozy 800 sq ft 4 bed 1 bath cottage just steps from beautiful Lake Desolation and within Saratoga Springs City School District. Featuring a metal roof and replacement windows, well and septic. Enjoy morning coffee or evening beverages on the back porch, complete with a built-in outdoor fireplace. Shared and deeded lake access-perfect for fishing, kayaking, snowshoeing, or hitting the nearby Saratoga Snowmobile Association Trail System. Whether you're looking for a peaceful getaway or to launch your Airbnb portfolio, this is an incredible opportunity. Can be purchased as part of a larger package of up to four additional properties—call listing agent for details. Note: the living room floor has shifted and will need to be re-supported.

Key facts

• Metal roof
• Shared lake access
• Back porch

Tags

• METAL ROOF
• REPLACEMENT WINDOWS
• BACK PORCH
• BUILT-IN OUTDOOR FIREPLACE
• SHARED LAKE ACCESS
• DEEDED LAKE ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 2.4% in Milton — 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 66/100 on livability (#652 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Market conditions: 21 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $85k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.47% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.78%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (median comp): $302,077
• List price: $100,000
• Delta: -66.90%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.4%
• Equity multiple: 1.58×
• Total profit: $16,167
• Equity at exit: $14,910

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $55,757
• Equity at exit: $8,646

Cash invested: $28,000 (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 12850

• Home prices YoY: -2.7%
• Active inventory: 21
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $508

Break-even live

Break-even rent $826

Max offer price $100,000

Occupancy floor 60%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 238 DOM
2. 2026-06-17
   days on market $100,000 Active 237 DOM
3. 2026-06-16
   days on market $100,000 Active 236 DOM
4. 2026-06-15
   days on market $100,000 Active 235 DOM
5. 2026-06-14
   days on market $100,000 Active 233 DOM
6. 2026-06-13
   days on market $100,000 Active 232 DOM
7. 2026-06-10
   days on market $100,000 Active 230 DOM
8. 2026-06-09
   days on market $100,000 Active 229 DOM
9. 2026-06-08
   days on market $100,000 Active 228 DOM
10. 2026-06-07
    days on market $100,000 Active 227 DOM
11. 2026-06-05
    days on market $100,000 Active 224 DOM
12. 2026-06-03
    days on market $100,000 Active 223 DOM
13. 2026-06-02
    days on market $100,000 Active 222 DOM
14. 2026-06-01
    days on market $100,000 Active 221 DOM
15. 2026-05-31
    days on market $100,000 Active 220 DOM
16. 2026-05-31
    days on market $100,000 Active 219 DOM
17. 2025-10-22
    listed $100,000 Active 762-char remark

    Show marketing remark (762 chars)

    Charming and cozy 800 sq ft 4 bed 1 bath cottage just steps from beautiful Lake Desolation and within Saratoga Springs City School District. Featuring a metal roof and replacement windows, well and septic. Enjoy morning coffee or evening beverages on the back porch, complete with a built-in outdoor fireplace. Shared and deeded lake access-perfect for fishing, kayaking, snowshoeing, or hitting the nearby Saratoga Snowmobile Association Trail System. Whether you're looking for a peaceful getaway or to launch your Airbnb portfolio, this is an incredible opportunity. Can be purchased as part of a larger package of up to four additional properties—call listing agent for details. Note: the living room floor has shifted and will need to be re-supported.

18. 2024-02-27
    soldstatus $85,000
19. 2021-06-03
    soldstatus $70,000
20. 2021-06-02
    soldstatus $70,000 Closed (Final Sale) 74-char remark

    Show marketing remark (74 chars)

    Welcome to Lake Desolation! 4 bedroom 1 bath 3 season home. Good Condition

21. 2021-04-27
    listed $79,900 74-char remark

    Show marketing remark (74 chars)

    Welcome to Lake Desolation! 4 bedroom 1 bath 3 season home. Good Condition

22. 2021-04-27
    historical 74-char remark

    Show marketing remark (74 chars)

    Welcome to Lake Desolation! 4 bedroom 1 bath 3 season home. Good Condition

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,363 · $114/mo
• Expected delta: +$327/yr (+$27/mo · 31.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥93°F today · 13 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: $17,631
• − Mortgage interest: −$5,602
• − Property taxes: −$1,036
• − Insurance: −$500
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,909
• Taxable income: $4,763
• Est. tax owed @ 24.0%: −$1,143
• After-tax cash flow: $4,956/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 — Milton

• Score: 66/100
• State rank: #652
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,537

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 0%

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: ▼ -9.62%
• Current HPI: 345.3744
• 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

+25.2% since first listed

6 events — show timeline

• 2025-10-22 Listed $100,000 Global MLS
• 2024-02-27 Sold (Public Records) $85,000 Public Records
• 2021-06-03 Sold (Public Records) $70,000 Public Records
• 2021-06-02 Sold (MLS) $70,000 Global MLS
• 2021-04-27 Listing Removed — Global MLS
• 2021-04-27 Listed $79,900 Global MLS

Property tax history

+0.9%/yr

Latest (2025): $1,036 · -4.8% YoY. Source: county tax records.