414 Reynolds Rd · West Glens Falls, NY 12828

$249,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 51 Days on market

Built 1950 1.35 ac lot $200/sqft · 42% below area Est $431k · 42% under

---

Why this score? — see what drove the D 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
• Appreciation +8.0/10.0
• Schools +4.7/10.0
• Cash flow +4.1/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Multiple offers. Deadline Mar 10 6pm Don't miss this well-maintained gem in the South Glens Falls School district. This roomy cape features 2 bedrooms upstairs and a bedroom and full bath on the main floor. Hardwood floors throughout main areas and upstairs. The eat in kitchen, dining room and living room round out the first floor. Front and back porches add to the appeal. Move in ready as is or add your own personal touches to update. Vinyl siding and recent roof make maintenance easy. Central air conditioning and oil hot air furnace will add comfort. Basement has laundry hook ups and vintage sink. Septic was recently pumped.

Key facts

• 1.35 acre property
• Versatile parcel
• Commercial potential

Tags

• 1.35 ACRE PROPERTY
• ZONED C-1
• COMMERCIAL POTENTIAL
• VERSATILE PARCEL
• GROWING AREA

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles
• Utilities: 100 amp electric service; Septic tank; DC well pump; Fuel tank(s)
• Home design: Single family residence; Block foundation; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Asphalt roof; Paved driveway; Shed(s)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: One bedroom on the first floor; Two bedrooms on the second floor
• Flooring: Vinyl flooring; Hardwood flooring
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air oil heating; Central air conditioning
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-684 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (48.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (51.1% below list).
• Recommended offer: $122k (51.1% below list) — sets the bar for 1% rule.
• Cap rate 3.0% vs local median 2.4% in West Glens Falls — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• South Glens Falls Central School District (suburban): math 49% / reading 59% proficiency, ranked #307 of 590 in NY (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Glens Falls Senior High School (math 92% / reading 91%, grade A+, #197 of 1,100 statewide, top 18%, 908 students, 36% FRL).
• Zoned-school proficiency averages 92% at this address vs 54% district-wide (+38 pts) — the actual schools serving this property are materially stronger than the South Glens Falls Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 44 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 $17k of equity ($2k loan paydown + $15k appreciation (6.1% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $175k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,868 (51.1% 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 51 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.49% ✗
• Cap rate: 2.99%
• Cash-on-cash: -11.78%
• DSCR: 0.48
• GRM: 17.0

CMA / ARV

• ARV (median comp): $430,908
• List price: $249,000
• Delta: -42.22%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1337 Saratoga Rd	0.45mi	4/1.0 (+1)	1,259 (+1%)	16mo	$202,500	$161	59

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

Projected returns pro-forma

6.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.42×
• Total profit: $29,423
• Equity at exit: $157,754

10-year hold

• IRR: 8.3%
• Equity multiple: 2.73×
• Total profit: $120,319
• Equity at exit: $287,141

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 12828

• Home prices YoY: 1.9%
• Active inventory: 44
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$238 /mo · $2,852/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-684

Break-even live

Break-even rent $2,085

Max offer price $128,095

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

Listing history 22 events

1. 2026-06-18
   days on market $249,000 Active 51 DOM
2. 2026-06-17
   days on market $249,000 Active 50 DOM
3. 2026-06-16
   days on market $249,000 Active 49 DOM
4. 2026-06-15
   days on market $249,000 Active 48 DOM
5. 2026-06-14
   days on market $249,000 Active 46 DOM
6. 2026-06-10
   days on market $249,000 Active 43 DOM
7. 2026-06-09
   days on market $249,000 Active 42 DOM
8. 2026-06-08
   days on market $249,000 Active 41 DOM
9. 2026-06-07
   days on market $249,000 Active 40 DOM
10. 2026-06-03
    days on market $249,000 Active 36 DOM
11. 2026-06-02
    days on market $249,000 Active 35 DOM
12. 2026-06-01
    days on market $249,000 Active 34 DOM
13. 2026-05-31
    days on market $249,000 Active 33 DOM
14. 2026-05-31
    days on market $249,000 Active 32 DOM
15. 2026-04-29
    listed $249,000 Active 642-char remark
16. 2026-04-28
    historical
17. 2025-11-12
    price $299,900
18. 2025-10-28
    listed $329,900 Active
19. 2024-04-25
    soldstatus $175,000
20. 2024-04-18
    soldstatus $175,000 Closed

    Show marketing remark (639 chars)

    Multiple offers. Deadline Mar 10 6pm Don't miss this well-maintained gem in the South Glens Falls School district. This roomy cape features 2 bedrooms upstairs and a bedroom and full bath on the main floor. Hardwood floors throughout main areas and upstairs. The eat in kitchen, dining room and living room round out the first floor. Front and back porches add to the appeal. Move in ready as is or add your own personal touches to update. Vinyl siding and recent roof make maintenance easy. Central air conditioning and oil hot air furnace will add comfort. Basement has laundry hook ups and vintage sink. Septic was recently pumped.

21. 2024-03-11
    status Pending

    Show marketing remark (639 chars)

    Multiple offers. Deadline Mar 10 6pm Don't miss this well-maintained gem in the South Glens Falls School district. This roomy cape features 2 bedrooms upstairs and a bedroom and full bath on the main floor. Hardwood floors throughout main areas and upstairs. The eat in kitchen, dining room and living room round out the first floor. Front and back porches add to the appeal. Move in ready as is or add your own personal touches to update. Vinyl siding and recent roof make maintenance easy. Central air conditioning and oil hot air furnace will add comfort. Basement has laundry hook ups and vintage sink. Septic was recently pumped.

22. 2024-03-08
    listed $169,000 Active

    Show marketing remark (639 chars)

    Multiple offers. Deadline Mar 10 6pm Don't miss this well-maintained gem in the South Glens Falls School district. This roomy cape features 2 bedrooms upstairs and a bedroom and full bath on the main floor. Hardwood floors throughout main areas and upstairs. The eat in kitchen, dining room and living room round out the first floor. Front and back porches add to the appeal. Move in ready as is or add your own personal touches to update. Vinyl siding and recent roof make maintenance easy. Central air conditioning and oil hot air furnace will add comfort. Basement has laundry hook ups and vintage sink. Septic was recently pumped.

ⓘ 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: $2,852 · $238/mo
• Projected year-2 tax: $3,530 · $294/mo
• Expected delta: +$678/yr (+$57/mo · 23.8%)

ⓘ 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 ≥97°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: $14,624
• − Mortgage interest: −$13,948
• − Property taxes: −$2,852
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$7,244
• Taxable loss: −$13,004
• Est. tax savings @ 24.0%: +$3,121
• After-tax cash flow: $-5,092/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: South Glens Falls Central School District
• NCES district ID: 3627240
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 59% ▲ 12.00%
• Median HH income: $59,015
• Composite: 46.93/100
• National rank: #2363
• State rank: #307 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

• Population (ZIP): 9,775

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 12% Iranian 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▲ 6.08%
• Current HPI: 327.6439
• 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

+47.3% since first listed

8 events — show timeline

• 2026-04-29 Listed $249,000 Global MLS
• 2026-04-28 Listing Removed — Global MLS
• 2025-11-12 Price Changed $299,900 Global MLS
• 2025-10-28 Listed $329,900 Global MLS
• 2024-04-25 Sold (Public Records) $175,000 Public Records
• 2024-04-18 Sold (MLS) $175,000 Global MLS
• 2024-03-11 Pending — Global MLS
• 2024-03-08 Listed $169,000 Global MLS

Property tax history

+10.2%/yr

Latest (2025): $2,852 · +0.5% YoY. Source: county tax records.