32 Barber Rd · Glens Falls North, NY 12804

$100,700

2 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 11 Days on market

Built 1993 1.53 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 +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute 2-bedroom, 1-bath home sitting on 3.08 +/- acre lot. Featuring limited view of Glen Lake, barn and workshop.

Key facts

• 1.53 acre lot
• Garage
• Built 1993

Property features AI

Finance

• Other: Tax information withheld from this section
• Financial info: Financial details excluded
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage; One garage space; No carport
• Security: No security details provided
• Utilities: Septic tank; Utilities: see remarks
• Home design: Single family residence; Living area reported from public records
• Construction: Construction with aluminum and vinyl siding
• Exterior features: Aluminum siding; Vinyl siding; Not on waterfront

Interior

• Kitchen: No appliances listed
• Bedrooms: Bedrooms count not provided
• Flooring: Flooring details not provided
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Other heating; No cooling
• Interior features: Basement is partial and unfinished; One fireplace in the living room; Five total rooms
• Laundry & utility: No washer/dryer specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $101k).
• Cap rate 15.2% vs local median 2.5% in Glens Falls North — 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 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.
• Lake George Central School District (rural): math 68% / reading 73% proficiency, ranked #131 of 590 in NY (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Lake George Elementary School (math 62% / reading 82%, grade A-, #378 of 2,108 statewide, top 20%, 300 students, 24% FRL); Lake George Junior-Senior High School (math 72% / reading 62%, grade B, #746 of 1,100 statewide, top 69%, 330 students, 19% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 160 active listings in the ZIP; 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 $696 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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.

Recommended offer $100,700

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.81% ✓
• Cap rate: 15.20%
• Cash-on-cash: 31.81%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $861,696
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Reardon Rd	0.26mi	3/1.5 (+1)	1,608 (+2%)	21mo	$875,000	$544	63
55 Country Colony Rd	0.32mi	3/1.5 (+1)	1,800 (+14%)	1mo	$415,500	$231	56
7 Mountainview Ter	0.58mi	3/2.5 (+1)	1,700 (+7%)	7mo	$600,000	$353	46
32 Nacy Rd	0.42mi	3/2.5 (+1)	1,821 (+15%)	17mo	$1,195,000	$656	32

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: 26.8%
• Equity multiple: 2.11×
• Total profit: $31,308
• Equity at exit: $15,015

10-year hold

• IRR: 34.4%
• Equity multiple: 4.14×
• Total profit: $88,665
• Equity at exit: $8,707

Cash invested: $28,196 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$528
• Tax est. 1.5%: −$126 /mo · $1,510/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $747

Break-even live

Break-even rent $881

Max offer price $100,700

Occupancy floor 54%

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: $25,175
• Closing costs: $3,021
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-05-11
   listed $100,700 Active
3. 2001-02-01
   soldstatus $92,000 113-char remark

   Show marketing remark (113 chars)

   Cute 2-bedroom, 1-bath home sitting on 3.08 +/- acre lot. Featuring limited view of Glen Lake, barn and workshop.

4. 2000-09-21
   listed $100,000 113-char remark

   Show marketing remark (113 chars)

   Cute 2-bedroom, 1-bath home sitting on 3.08 +/- acre lot. Featuring limited view of Glen Lake, barn and workshop.

ⓘ 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 · 16 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: $21,923
• − Mortgage interest: −$5,641
• − Property taxes: −$1,510
• − Insurance: −$504
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$2,929
• Taxable income: $7,831
• Est. tax owed @ 24.0%: −$1,879
• After-tax cash flow: $7,089/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: Lake George Central School District
• NCES district ID: 3616470
• Math proficiency: 68% ▼ -8.00%
• Reading proficiency: 73% ▲ 9.00%
• Median HH income: $65,873
• Composite: 61.29/100
• National rank: #777
• State rank: #131 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 (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

+0.7% since first listed

4 events — show timeline

• 2026-05-22 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-05-11 Listed $100,700 OneKey® MLS as Distributed by MLS Grid
• 2001-02-01 Sold (MLS) $92,000 Global MLS
• 2000-09-21 Listed $100,000 Global MLS

Property tax history

+2.6%/yr

Latest (2025): $6,418 · +3.6% YoY. Source: county tax records.