83 Northville Rd · Northville, NY 12134

$249,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 47 Days on market

Built 1960 0.38 ac lot $288/sqft · 33% below area Est $380k · 34% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +10.0/30.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Great starter home, 2BR, 1BA, lg livingroom, eat-in kitchen, laundry room, and large screened porch. Room for possible game/tv room in the walkout basement. Oversized one car garage with storage area, nice yard. Many updates. This home is just waiting for your own personal touch! Heats easily, low taxes. Sold as is. This sale is contingent on the seller finding a home of their choice. Priced to sell! Good Condition

Key facts

• Large yard
• Close to northville
• 0.38 acre lot

Tags

• LOW SARATOGA COUNTY TAXES
• FENCED IN FOR PRIVACY
• FULL UNFINISHED BASEMENT
• ONE CAR DETACHED GARAGE
• LARGE YARD
• CLOSE TO NORTHVILLE

Property features AI

Exterior

• Parking: Detached garage with workshop; Garage door opener; Off-street parking and driveway; Total of 4 parking spaces (1 garage space)
• Security: Security lights; Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Circuit breaker electric panel; Septic tank; Cable connected
• Home design: Single-family residence; Updated / remodeled; Block foundation; Aluminum and wood siding; Shingle/asphalt roof; Walk-out basement with exterior and interior entry (unfinished, full)
• Construction: Aluminum siding; Wood siding; Block foundation; Shingle/asphalt roof
• Exterior features: Screened, enclosed side porch (three-season); Storm door(s); Wood fencing around back yard with gate; Landscaped yard; Road frontage; Garage(s) on the property

Interior

• Kitchen: Gas oven and range; Range hood; Oven; Refrigerator
• Bedrooms: Two first-floor bedrooms
• Flooring: Tile; Wood; Carpet; Laminate
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced-air heating (oil); Wall-mounted cooling unit(s)
• Interior features: High-speed internet; Ceiling paddle fan(s); Walk-in closet(s); Built-in features; Ceramic tile bath; ENERGY STAR qualified doors; Screens, blinds and curtain rods on windows; Storm and insulated windows with aluminum frames
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Washer/Dryer included; Gas water heater; Fuel tank(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (30.7% below list).
• Recommended offer: $172k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.9% in Northville — 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 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.
• Edinburg Common School District (rural): math 20% / reading 30% proficiency, ranked #739 of 755 in NY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Edinburg Common School (math 50% / reading 50%, grade D, #1,085 of 2,108 statewide, top 56%, 52 students, 56% FRL).
• Zoned-school proficiency averages 50% at this address vs 25% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Edinburg Common School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 50 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 $27k of equity ($2k loan paydown + $25k 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 ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $249k implies a 284% gain — meaningful room to come down on a strong offer.

Recommended offer $172,496 (30.7% 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 47 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. 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: 0.69% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 12.0

CMA / ARV

• ARV (median comp): $379,639
• List price: $249,000
• Delta: -34.41%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.81×
• Total profit: $126,009
• Equity at exit: $224,319

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $378,342
• Equity at exit: $483,752

Cash invested: $69,720 (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 12134

• Home prices YoY: 7.8%
• Active inventory: 50
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-149

Break-even live

Break-even rent $1,914

Max offer price $222,647

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-79	+0% $-149	+5% $-220	+10% $-290
Rent	-10% $-285	-5% $-217	+0% $-149	+5% $-81	+10% $-13
Rate	-1.0pp $-24	-0.5pp $-86	base $-149	+0.5pp $-214	+1.0pp $-279

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $249,000 Active 47 DOM
2. 2026-06-21
   days on market $249,000 Active 46 DOM
3. 2026-06-21
   days on market $249,000 Active 45 DOM
4. 2026-06-18
   days on market $249,000 Active 43 DOM
5. 2026-06-17
   days on market $249,000 Active 42 DOM
6. 2026-06-16
   days on market $249,000 Active 41 DOM
7. 2026-06-15
   days on market $249,000 Active 40 DOM
8. 2026-06-13
   days on market $249,000 Active 38 DOM
9. 2026-06-12
   pricedays on market $249,000 Active 37 DOM
10. 2026-06-09
    days on market $259,000 Active 34 DOM
11. 2026-06-08
    days on market $259,000 Active 33 DOM
12. 2026-06-07
    days on market $259,000 Active 32 DOM
13. 2026-06-05
    days on market $259,000 Active 30 DOM
14. 2026-06-04
    days on market $259,000 Active 28 DOM
15. 2026-06-02
    days on market $259,000 Active 27 DOM
16. 2026-06-01
    days on market $259,000 Active 26 DOM
17. 2026-05-31
    days on market $259,000 Active 25 DOM
18. 2026-05-05
    listed $289,000 Active 626-char remark
19. 2017-06-30
    soldstatus $64,900
20. 2017-06-22
    soldstatus $64,900 Closed (Final Sale) 424-char remark

    Show marketing remark (424 chars)

    Great starter home, 2BR, 1BA, lg livingroom, eat-in kitchen, laundry room, and large screened porch. Room for possible game/tv room in the walkout basement. Oversized one car garage with storage area, nice yard. Many updates. This home is just waiting for your own personal touch! Heats easily, low taxes. Sold as is. This sale is contingent on the seller finding a home of their choice. Priced to sell! Good Condition

21. 2017-04-20
    status Pend (Under Cntr) 424-char remark

    Show marketing remark (424 chars)

    Great starter home, 2BR, 1BA, lg livingroom, eat-in kitchen, laundry room, and large screened porch. Room for possible game/tv room in the walkout basement. Oversized one car garage with storage area, nice yard. Many updates. This home is just waiting for your own personal touch! Heats easily, low taxes. Sold as is. This sale is contingent on the seller finding a home of their choice. Priced to sell! Good Condition

22. 2017-01-24
    price $69,900 424-char remark

    Show marketing remark (424 chars)

    Great starter home, 2BR, 1BA, lg livingroom, eat-in kitchen, laundry room, and large screened porch. Room for possible game/tv room in the walkout basement. Oversized one car garage with storage area, nice yard. Many updates. This home is just waiting for your own personal touch! Heats easily, low taxes. Sold as is. This sale is contingent on the seller finding a home of their choice. Priced to sell! Good Condition

23. 2016-09-29
    price $79,900 424-char remark

    Show marketing remark (424 chars)

    Great starter home, 2BR, 1BA, lg livingroom, eat-in kitchen, laundry room, and large screened porch. Room for possible game/tv room in the walkout basement. Oversized one car garage with storage area, nice yard. Many updates. This home is just waiting for your own personal touch! Heats easily, low taxes. Sold as is. This sale is contingent on the seller finding a home of their choice. Priced to sell! Good Condition

24. 2016-01-08
    listed $89,900 New 424-char remark

    Show marketing remark (424 chars)

    Great starter home, 2BR, 1BA, lg livingroom, eat-in kitchen, laundry room, and large screened porch. Room for possible game/tv room in the walkout basement. Oversized one car garage with storage area, nice yard. Many updates. This home is just waiting for your own personal touch! Heats easily, low taxes. Sold as is. This sale is contingent on the seller finding a home of their choice. Priced to sell! Good Condition

25. 2015-10-02
    historical
26. 2015-09-09
    listed $104,999 Active

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $2,718 · $227/mo
• Expected delta: +$1,490/yr (+$124/mo · 121.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 3% 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: $20,700
• − Mortgage interest: −$13,948
• − Property taxes: −$1,228
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$7,244
• Taxable loss: −$6,277
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $-284/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: Edinburg Common School District
• NCES district ID: 3610230
• Math proficiency: 20% ▼ -1.00%
• Reading proficiency: 30% ▲ 9.00%
• Median HH income: $52,251
• Composite: 25.29/100
• National rank: #12897
• State rank: #739 of 755 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): 4,093

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 7% Lithuanian 6% Iranian 6%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · 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: ▲ 25.95%
• Current HPI: 358.0334
• 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

+137.1% since first listed

13 events — show timeline

• 2026-06-10 Price Changed $249,000 Global MLS
• 2026-06-10 Price Changed $249 Global MLS
• 2026-05-28 Price Changed $259,000 Global MLS
• 2026-05-22 Price Changed $279,000 Global MLS
• 2026-05-05 Listed $289,000 Global MLS
• 2017-06-30 Sold (Public Records) $64,900 Public Records
• 2017-06-22 Sold (MLS) $64,900 Global MLS
• 2017-04-20 Pending — Global MLS
• 2017-01-24 Price Changed $69,900 Global MLS
• 2016-09-29 Price Changed $79,900 Global MLS
• 2016-01-08 Listed $89,900 Global MLS
• 2015-10-02 Listing Removed — Global MLS
• 2015-09-09 Listed $104,999 Global MLS

Property tax history

+4.0%/yr

Latest (2025): $1,228 · -6.3% YoY. Source: county tax records.