32 Aviator Way · Glens Falls North, NY 12804

$85,000

4 bd · 2.0 ba · 2,240 sqft · SingleFamily public records · 13 Days on market

Built 1981 3.07 ac lot ↓ 8% 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 +7.5/15.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Xome Auction property. Raised Ranch style home built in 1981 and offers 2240 sq ft, 4 bedrooms, 1 bath, on a slab, 1 car basement garage, electric heat, situated on 3.07 acres, located in Hudson Falls CSD, located in the Town of Kingsbury.

Key facts

• 3.07 acre lot
• Garage
• Built 1981

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway parking; Off-street parking; Under-residence parking; Total of 4 parking spaces
• Utilities: Septic sewer
• Home design: Single family residence; Two-story layout (primary living spaces on the second level)
• Construction: Wood siding; Shingle/asphalt roof
• Exterior features: Front porch

Interior

• Kitchen: Kitchen located on the second level
• Bedrooms: Four bedrooms on the second level; One bedroom in the basement
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Seven total rooms; Basement is slab

🔨 Auction listing. The $85,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $584,590 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 1.4% vs local median 2.5% in Glens Falls North — 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 80/100 on livability (#112 in NY, #1,836 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: cost of living D+, commute F.
• Hudson Falls Central School District (suburban): math 39% / reading 47% proficiency, ranked #486 of 590 in NY (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hudson Falls High School (math 87% / reading 77%, grade A, #452 of 1,100 statewide, top 44%, 694 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 82% at this address vs 43% district-wide (+39 pts) — the actual schools serving this property are materially stronger than the Hudson Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 160 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 10.3% of price.

Recommended offer $85,000

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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 0.35% ✗
• Cap rate: 1.36%
• Cash-on-cash: -17.60%
• DSCR: 0.22
• GRM: 23.5

CMA / ARV

• ARV (median comp): $584,590
• List price: $85,000
• Delta: -85.46%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Aviator Way	0.00mi	4/1.0	2,240 (0%)	1mo	$137,557	$61	95

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

Projected returns pro-forma

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

5-year hold

• IRR: -51.4%
• Equity multiple: -0.51×
• Total profit: $-247,614
• Equity at exit: $87,164

10-year hold

• IRR: —
• Equity multiple: -1.52×
• Total profit: $-412,396
• Equity at exit: $50,545

Cash invested: $163,685 (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 12804

• Home prices YoY: -9.0%
• Active inventory: 160
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,075 medium
• Mortgage (P&I): −$3,066
• Tax est. 1.5%: −$731 /mo · $8,769/yr
• Insurance: −$244
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-2,401

Break-even live

Break-even rent $5,114

Max offer price $237,171

Occupancy floor —

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: $146,148
• Closing costs: $17,538
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   status Pending 241-char remark
2. 2026-04-23
   listed $85,000 Active 241-char remark
3. 2019-03-01
   historical
4. 2007-09-12
   listed $149,900

ⓘ 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 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $24,897
• − Mortgage interest: −$32,746
• − Property taxes: −$8,769
• − Insurance: −$2,923
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − Depreciation: −$17,006
• Taxable loss: −$40,531
• Est. tax savings @ 24.0%: +$9,727
• After-tax cash flow: $-19,084/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: Hudson Falls Central School District
• NCES district ID: 3614970
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 47% ▲ 6.00%
• Median HH income: $46,019
• Composite: 36.57/100
• National rank: #4635
• State rank: #486 of 590 in NY

Livability — Glens Falls North

• Score: 80/100
• State rank: #112
• US rank: #1836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,175
• Population (ZIP): 28,175

Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.40%
• Current HPI: 337.1909
• 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

-8.2% since first listed

5 events — show timeline

• 2026-05-28 Sold (MLS) $137,557 Global MLS
• 2026-05-06 Pending — Global MLS
• 2026-04-23 Listed $85,000 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2007-09-12 Listed $149,900 Global MLS

Property tax history

+4.8%/yr

Latest (2025): $5,956 · +37.2% YoY. Source: county tax records.