31 Baldwin Ave · Glens Falls, NY 12801

$195,000

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 8 Days on market

Built 1915 3,920 sqft lot Est $271k · 28% under

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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
• Cash flow +12.5/30.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PC0006 Pleasant traditional home, convenient location, Jackson Heights School. Replacement windows, blown-in insulation, updated wiring, plumbing and heating.

Key facts

• Convenient access
• Close to lake george
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FUNCTIONAL FLOOR PLAN
• CONVENIENT ACCESS
• CLOSE TO LAKE GEORGE
• CLOSE TO MILLION DOLLAR BEACH
• CLOSE TO ADIRONDACK MOUNTAINS

Property features AI

Exterior

• Parking: Detached garage; 4 parking spaces total
• Utilities: Public water; Public sewer
• Home design: Single family residence; Level lot
• Construction: Clapboard, plaster and wood siding exterior; Stone foundation; Slate roof
• Exterior features: Front porch; Wood fencing; Garage structure on property

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Three bedrooms on the second level
• Flooring: Vinyl; Ceramic tile; Hardwood
• Bathrooms: One full bathroom (second level); One half bathroom (first level)
• Heating & cooling: Forced air heating; Natural gas
• Interior features: 6 total rooms; Unfinished basement
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-28 ($-340/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (3.3% below list).
• Recommended offer: $189k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.8% in 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 83/100 on livability (#60 in NY, #894 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, housing A+.
• 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.
• Market conditions: 56 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $104k; list at $195k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,525 (3.3% 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. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $270,802
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Baldwin Ave	0.02mi	3/2.0	1,350 (+1%)	6mo	$373,000	$276	88
15 Murdock Ave	0.11mi	3/1.5	1,236 (-7%)	2mo	$265,000	$214	79
93 Sanford St	0.18mi	3/1.0	1,384 (+4%)	8mo	$275,000	$199	79
123 Sanford St	0.22mi	3/2.0	1,293 (-3%)	4mo	$287,100	$222	78
48 Sagamore St	0.40mi	3/1.0	1,356 (+2%)	8mo	$230,000	$170	72
17 Murdock Ave	0.10mi	3/2.0	1,480 (+11%)	3mo	$263,000	$178	70
143 Sanford St	0.29mi	3/1.5	1,429 (+7%)	6mo	$215,000	$150	67
183 Bay Street St	0.13mi	3/1.5	1,527 (+14%)	5mo	$270,000	$177	64
56 Baldwin Ave	0.12mi	2/1.5 (-1)	1,144 (-14%)	1mo	$265,000	$232	63
9 Douglas Ave	0.19mi	3/1.5	1,528 (+14%)	6mo	$310,000	$203	60
24 Goodwin Ave	0.51mi	4/1.5 (+1)	1,257 (-6%)	4mo	$240,000	$191	56
22 Lawrence St	0.68mi	3/1.0	1,454 (+9%)	4mo	$315,000	$217	50

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-33,272
• Equity at exit: $29,075

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-30,758
• Equity at exit: $16,860

Cash invested: $54,600 (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 12801

• Home prices YoY: -13.7%
• Active inventory: 56
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$414 /mo · $4,966/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-28

Break-even live

Break-even rent $1,921

Max offer price $189,990

Occupancy floor 96%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.14mi
11 Hunter St Glens Falls, NY	2.0	1.0	1465	$2,200	$1.50	21d	1	0.24mi
60-62 Lawrence St Glens Falls, NY	2.0	1.0	1000	$1,650	$1.65	14d	1	0.75mi
140 Cronin Rd Queensbury, NY	1.0–3.0	1.0	1148	$1,685	$1.47	14d	1	1.05mi

Listing history 8 events

1. 2026-06-19
   days on market $195,000 Active 8 DOM
2. 2026-06-18
   days on market $195,000 Active 7 DOM
3. 2026-06-17
   days on market $195,000 Active 6 DOM
4. 2026-06-16
   days on market $195,000 Active 5 DOM
5. 2026-06-15
   days on market $195,000 Active 4 DOM
6. 2026-06-14
   days on market $195,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $195,000 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: $4,966 · $414/mo
• Projected year-2 tax: $4,966 · $414/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $22,623
• − Mortgage interest: −$10,923
• − Property taxes: −$4,966
• − Insurance: −$975
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$5,673
• Taxable loss: −$3,534
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $508/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 — Glens Falls

• Score: 83/100
• State rank: #60
• US rank: #894

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glens Falls, NY
• County: Warren County · 14,628 people
• City population: 14,628
• Metro: Glens Falls, NY
• Population (ZIP): 14,628
• Household income: $67,577
• Rent vs Own: 47.6% rent · 52.4% own
• Severe rent burden: 866.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 9% Romanian 5% Slovak 5%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 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: ▼ -52.28%
• Current HPI: 330.581
• Rent YoY: —
• Metro: Glens Falls, NY
• 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

+242.1% since first listed

7 events — show timeline

• 2026-06-12 Listed $195,000 Global MLS
• 2005-09-27 Sold (Public Records) $103,880 Public Records
• 2005-09-26 Sold (MLS) $103,880 Global MLS
• 2005-06-22 Listed $104,900 Global MLS
• 1998-07-17 Listing Removed — Global MLS
• 1997-10-17 Listed $63,800 Global MLS
• 1993-12-29 Sold (Public Records) $57,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $4,966 · +1.0% YoY. Source: county tax records.