34 Mallory Ave · West Glens Falls, NY 12804

$115,000

4 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 4 Days on market

Built 1940 0.68 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors, flippers, and handy homeowners! This is an opportunity you won't want to miss. Conveniently located between Queensbury and Glens Falls with easy access to I-87, this charming home is full of potential and ready for its next chapter. Whether you're looking for a renovation project to live in while you build equity or your next investment flip, this property offers endless possibilities. Situated on a spacious 0.68-acre lot, the home features a first-floor bedroom and full bath with new walk-in shower (bathroom is somewhat updated but needs some finishing touches), along with beautiful original parquet hardwood floors that could truly shine with restoration. The kitchen

Key facts

• First-floor bedroom
• Full laundry room
• 0.68 acre lot

Tags

• SPACIOUS 0.68-ACRE LOT
• FIRST-FLOOR BEDROOM
• UPDATED ELECTRICAL SERVICE
• NEWER ELECTRICAL PANEL
• ADDITIONAL ROOM ON FIRST FLOOR
• FULL LAUNDRY ROOM

Property features AI

Exterior

• Parking: Space for 6 vehicles; Stone driveway
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Fixer condition
• Construction: Vinyl siding; Metal roof
• Exterior features: Enclosed front porch; Shed(s) on the property

Interior

• Kitchen: Microwave; Range; Range hood; Refrigerator
• Bedrooms: First-floor bedroom; Two second-floor bedrooms
• Flooring: Vinyl; Carpet; Ceramic tile; Hardwood; Linoleum
• Bathrooms: 1 full bathroom on the first floor
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: 8 total rooms; Crawl space basement with interior entry (unfinished)
• Laundry & utility: Main level laundry room; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Cap rate 12.0% vs local median 2.4% in West Glens Falls — 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 71/100 on livability (#388 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, cost of living C-, amenities F.
• Glens Falls City School District (urban): math 44% / reading 53% proficiency, ranked #416 of 590 in NY (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glens Falls Senior High School (math 98% / reading 64%, grade A, #485 of 1,100 statewide, top 45%, 601 students, 41% FRL).
• Zoned-school proficiency averages 81% at this address vs 48% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Glens Falls City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.30%
• DSCR: 1.90
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $233,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Mallory Ave	0.03mi	3/1.0 (-1)	1,224 (+2%)	11mo	$205,000	$167	81
174 Upper Sherman Ave	0.07mi	3/2.5 (-1)	1,298 (+8%)	8mo	$270,000	$208	65
26 Holden Ave	0.14mi	3/1.0 (-1)	1,040 (-13%)	2mo	$322,000	$310	65
5 Quade St	0.40mi	3/1.0 (-1)	1,237 (+3%)	8mo	$234,000	$189	64
68 1st St	0.52mi	3/1.0 (-1)	1,266 (+6%)	1mo	$252,000	$199	60
59 First St	0.53mi	3/1.5 (-1)	1,249 (+4%)	8mo	$90,000	$72	54
52 Staple St	0.69mi	4/1.0	1,138 (-5%)	8mo	$251,500	$221	53
10 Caroline St	0.49mi	3/1.5 (-1)	1,296 (+8%)	5mo	$265,000	$204	52
1 Thomas St	0.44mi	3/1.0 (-1)	1,056 (-12%)	6mo	$200,000	$189	50
69 Knight St	0.74mi	3/1.0 (-1)	1,280 (+7%)	6mo	$250,000	$195	44
2 New St	0.73mi	3/1.5 (-1)	1,059 (-12%)	1mo	$195,000	$184	39
31 2nd Street St	0.69mi	3/1.5 (-1)	1,352 (+13%)	12mo	$247,450	$183	30

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $16,139
• Equity at exit: $17,147

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $59,039
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$222 /mo · $2,667/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $545

Break-even live

Break-even rent $1,105

Max offer price $115,000

Occupancy floor 65%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Bay St Glens Falls, NY	3.0	1.0	1200	$1,795	$1.50	43d	1	1.22mi

Listing history 5 events

1. 2026-06-17
   status $115,000 Pending 4 DOM
2. 2026-06-16
   days on market $115,000 Active 4 DOM
3. 2026-06-15
   days on market $115,000 Active 3 DOM
4. 2026-06-12
   remarks 699-char remark
5. 2026-06-12
   listed $115,000 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: $2,667 · $222/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 16 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: $21,540
• − Mortgage interest: −$6,442
• − Property taxes: −$2,667
• − Insurance: −$575
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$3,345
• Taxable income: $5,064
• Est. tax owed @ 24.0%: −$1,215
• After-tax cash flow: $5,322/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: Glens Falls City School District
• NCES district ID: 3612240
• Math proficiency: 44% ▼ -8.00%
• Reading proficiency: 53% ▲ 6.00%
• Median HH income: $48,216
• Composite: 41.34/100
• National rank: #3499
• State rank: #416 of 590 in NY

Livability — West Glens Falls

• Score: 71/100
• State rank: #388
• US rank: #6663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Glens Falls, NY
• Population (ZIP): 28,175

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

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 · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

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

1 event — show timeline

• 2026-06-12 Listed $115,000 Global MLS

Property tax history

+5.1%/yr

Latest (2025): $2,667 · +7.3% YoY. Source: county tax records.