4 Wallingford Ct · West Glens Falls, NY 12831

$474,900

4 bd · 2.5 ba · 1,968 sqft · SingleFamily public records · 55 Days on market

Built 2003 1.40 ac lot $241/sqft · 27% below area Est $655k · 27% 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 +7.4/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Original owner 4-bedroom, 2.5-bath Colonial set on a private cul-de-sac in the desirable Ashford Estates neighborhood, situated on a 1.4-acre lot. This home offers a comfortable blend of privacy and everyday functionality. The first floor features a bright, open kitchen with an eat-in breakfast bar and adjoining dining area. A sought-after first-floor primary bedroom includes a full bath and walk-in closet, while three additional bedrooms and a full bath are located upstairs. Enjoy the covered front porch overlooking the cul-de-sac, along with a peaceful backyard that offers both open and wooded space, complete with a new deck. Additional features include a partially finished basement currently set up for a pool table or suitable for a rec room or workout space, along with ample storage throughout. There is also first-floor laundry, a mini-split system, two-car garage, ceiling fans, and a dishwasher and stove approximately one year old. Conveniently located near local restaurants, Dancing Grain Farm Brewery, and within easy reach of Saratoga Springs (about 9 miles) and Lake George(about 20 minutes). Located in the town of Moreau with their low taxes. Schedule your private showing today!!

Key facts

• Covered front porch
• New deck
• Peaceful backyard

Tags

• PRIVATE CUL-DE-SAC
• OPEN KITCHEN
• FIRST-FLOOR PRIMARY BEDROOM
• COVERED FRONT PORCH
• PEACEFUL BACKYARD
• NEW DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $-610 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $367k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (31.6% below list).
• Recommended offer: $325k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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-, schools 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.
• Market conditions: 113 active listings in the ZIP; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 39% of the median local income ($100k/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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $25k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $198k; list at $475k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $324,625 (31.6% 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 55 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.76
• GRM: 12.2

CMA / ARV

• ARV (median comp): $654,697
• List price: $474,900
• Delta: -27.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Barrington Dr	0.18mi	3/2.5 (-1)	1,890 (-4%)	3mo	$492,000	$260	78
3 Grants Way	0.16mi	4/2.5	2,171 (+10%)	5mo	$537,200	$247	71
33 Barrington Dr	0.30mi	3/2.0 (-1)	1,685 (-14%)	9mo	$462,000	$274	48
6 Hidden Pond Way	0.63mi	3/2.0 (-1)	2,110 (+7%)	7mo	$699,000	$331	46
10 Hidden Pond Way	0.50mi	3/2.0 (-1)	1,850 (-6%)	17mo	$700,000	$378	45
4 Hidden Pond Way	0.62mi	3/2.0 (-1)	1,875 (-5%)	14mo	$724,000	$386	44
8 Hidden Pond Way	0.62mi	3/2.0 (-1)	1,807 (-8%)	12mo	$725,300	$401	40
5 Lookout Cir	0.72mi	3/2.5 (-1)	2,169 (+10%)	10mo	$725,000	$334	36
2 Hidden Pond Way	0.74mi	3/2.0 (-1)	1,712 (-13%)	3mo	$771,800	$451	34
11 Lookout Cir	0.62mi	4/2.0	2,150 (+9%)	24mo	$708,000	$329	34
9 Lookout Cir	0.65mi	3/2.5 (-1)	2,110 (+7%)	23mo	$810,000	$384	33

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-115,823
• Equity at exit: $70,809

10-year hold

• IRR: -22.2%
• Equity multiple: -0.14×
• Total profit: $-150,954
• Equity at exit: $41,061

Cash invested: $132,972 (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 12831

• Home prices YoY: -12.8%
• Active inventory: 113
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $3,246 medium
• Mortgage (P&I): −$2,490
• Tax from tax record: −$486 /mo · $5,835/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $-610

Break-even live

Break-even rent $4,018

Max offer price $367,139

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: $118,725
• Closing costs: $14,247
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-05
   price $474,900 1212-char remark

   Show marketing remark (1212 chars)

   Original owner 4-bedroom, 2.5-bath Colonial set on a private cul-de-sac in the desirable Ashford Estates neighborhood, situated on a 1.4-acre lot. This home offers a comfortable blend of privacy and everyday functionality. The first floor features a bright, open kitchen with an eat-in breakfast bar and adjoining dining area. A sought-after first-floor primary bedroom includes a full bath and walk-in closet, while three additional bedrooms and a full bath are located upstairs. Enjoy the covered front porch overlooking the cul-de-sac, along with a peaceful backyard that offers both open and wooded space, complete with a new deck. Additional features include a partially finished basement currently set up for a pool table or suitable for a rec room or workout space, along with ample storage throughout. There is also first-floor laundry, a mini-split system, two-car garage, ceiling fans, and a dishwasher and stove approximately one year old. Conveniently located near local restaurants, Dancing Grain Farm Brewery, and within easy reach of Saratoga Springs (about 9 miles) and Lake George(about 20 minutes). Located in the town of Moreau with their low taxes. Schedule your private showing today!!

2. 2026-04-19
   price $484,900 1212-char remark

   Show marketing remark (1212 chars)

   Original owner 4-bedroom, 2.5-bath Colonial set on a private cul-de-sac in the desirable Ashford Estates neighborhood, situated on a 1.4-acre lot. This home offers a comfortable blend of privacy and everyday functionality. The first floor features a bright, open kitchen with an eat-in breakfast bar and adjoining dining area. A sought-after first-floor primary bedroom includes a full bath and walk-in closet, while three additional bedrooms and a full bath are located upstairs. Enjoy the covered front porch overlooking the cul-de-sac, along with a peaceful backyard that offers both open and wooded space, complete with a new deck. Additional features include a partially finished basement currently set up for a pool table or suitable for a rec room or workout space, along with ample storage throughout. There is also first-floor laundry, a mini-split system, two-car garage, ceiling fans, and a dishwasher and stove approximately one year old. Conveniently located near local restaurants, Dancing Grain Farm Brewery, and within easy reach of Saratoga Springs (about 9 miles) and Lake George(about 20 minutes). Located in the town of Moreau with their low taxes. Schedule your private showing today!!

3. 2026-04-08
   price $494,900 1212-char remark

   Show marketing remark (1212 chars)

   Original owner 4-bedroom, 2.5-bath Colonial set on a private cul-de-sac in the desirable Ashford Estates neighborhood, situated on a 1.4-acre lot. This home offers a comfortable blend of privacy and everyday functionality. The first floor features a bright, open kitchen with an eat-in breakfast bar and adjoining dining area. A sought-after first-floor primary bedroom includes a full bath and walk-in closet, while three additional bedrooms and a full bath are located upstairs. Enjoy the covered front porch overlooking the cul-de-sac, along with a peaceful backyard that offers both open and wooded space, complete with a new deck. Additional features include a partially finished basement currently set up for a pool table or suitable for a rec room or workout space, along with ample storage throughout. There is also first-floor laundry, a mini-split system, two-car garage, ceiling fans, and a dishwasher and stove approximately one year old. Conveniently located near local restaurants, Dancing Grain Farm Brewery, and within easy reach of Saratoga Springs (about 9 miles) and Lake George(about 20 minutes). Located in the town of Moreau with their low taxes. Schedule your private showing today!!

4. 2026-03-26
   listed $499,900 Active 1212-char remark

   Show marketing remark (1212 chars)

   Original owner 4-bedroom, 2.5-bath Colonial set on a private cul-de-sac in the desirable Ashford Estates neighborhood, situated on a 1.4-acre lot. This home offers a comfortable blend of privacy and everyday functionality. The first floor features a bright, open kitchen with an eat-in breakfast bar and adjoining dining area. A sought-after first-floor primary bedroom includes a full bath and walk-in closet, while three additional bedrooms and a full bath are located upstairs. Enjoy the covered front porch overlooking the cul-de-sac, along with a peaceful backyard that offers both open and wooded space, complete with a new deck. Additional features include a partially finished basement currently set up for a pool table or suitable for a rec room or workout space, along with ample storage throughout. There is also first-floor laundry, a mini-split system, two-car garage, ceiling fans, and a dishwasher and stove approximately one year old. Conveniently located near local restaurants, Dancing Grain Farm Brewery, and within easy reach of Saratoga Springs (about 9 miles) and Lake George(about 20 minutes). Located in the town of Moreau with their low taxes. Schedule your private showing today!!

5. 2003-08-08
   soldstatus $197,900 196-char remark

   Show marketing remark (196 chars)

   New construction in a very desireable subdivision. Four bedroom, 2 story home with a wonderful floor plan. Owners will upgrade fearures to buyers specs with consideration. See photobook for plans.

6. 2003-06-16
   historical 196-char remark

   Show marketing remark (196 chars)

   New construction in a very desireable subdivision. Four bedroom, 2 story home with a wonderful floor plan. Owners will upgrade fearures to buyers specs with consideration. See photobook for plans.

7. 2003-02-28
   listed $197,900 196-char remark

   Show marketing remark (196 chars)

   New construction in a very desireable subdivision. Four bedroom, 2 story home with a wonderful floor plan. Owners will upgrade fearures to buyers specs with consideration. See photobook for plans.

8. 2002-11-04
   soldstatus $27,000

ⓘ 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: $5,835 · $486/mo
• Projected year-2 tax: $6,930 · $578/mo
• Expected delta: +$1,095/yr (+$91/mo · 18.8%)

ⓘ 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 ≥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: $38,955
• − Mortgage interest: −$26,602
• − Property taxes: −$5,835
• − Insurance: −$2,374
• − Repairs & maintenance: −$3,116
• − Management: −$3,116
• − Depreciation: −$13,815
• Taxable loss: −$15,904
• Est. tax savings @ 24.0%: +$3,817
• After-tax cash flow: $-3,503/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

• County: Saratoga County · 166,192 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 18,025
• Household income: $100,024
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 497.0

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% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 4% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -51.79%
• Current HPI: 351.6972
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, 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

+1658.9% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $474,900 Global MLS
• 2026-04-19 Price Changed $484,900 Global MLS
• 2026-04-08 Price Changed $494,900 Global MLS
• 2026-03-26 Listed $499,900 Global MLS
• 2003-08-08 Sold (MLS) $197,900 Global MLS
• 2003-06-16 Listing Removed — Global MLS
• 2003-02-28 Listed $197,900 Global MLS
• 2002-11-04 Sold (Public Records) $27,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $5,835 · +3.9% YoY. Source: county tax records.