90 Saunders St · Whitehall, NY 12887

$69,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 70 Days on market

Built 1930 Fair condition 7,405 sqft lot $65/sqft · 41% below area Est $119k · 41% under ↓ 7% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming 3-bedroom, 1-bath home located in the Village of Whitehall. Offering approximately 1,080 square feet of living space on a manageable lot, this property presents a great opportunity for a first-time buyer, investor, or anyone looking for an affordable home with potential. Conveniently located near local amenities and just a short distance from the southern end of Lake Champlain, this home offers small-town living with access to the surrounding Adirondack region. Bring your vision and make 90 Saunders Street your own.

Key facts

• 7,405 sq ft lot
• Built 1930
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 5.6% in Whitehall — 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 56/100 on livability (#1,103 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Whitehall Central School District (rural): math 32% / reading 47% proficiency, ranked #530 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Whitehall Elementary School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 353 students, 63% FRL); Whitehall Junior-Senior High School (math 47% / reading 62%, grade C-, #912 of 1,100 statewide, top 85%, 320 students, 54% FRL) — zoned schools average 58% FRL vs 43% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP; 106 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Washington County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 4.8

CMA / ARV

• ARV (median comp): $119,354
• List price: $69,900
• Delta: -41.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Saunders St	0.15mi	3/1.0	1,064 (-2%)	21mo	$150,000	$141	73
31 Neddo St	0.33mi	3/1.0	1,132 (+5%)	12mo	$50,000	$44	67
7 Lamb St	0.23mi	3/1.5	1,065 (-1%)	23mo	$139,000	$131	65
11 Gilmore St	0.56mi	3/1.0	1,181 (+9%)	3mo	$63,000	$53	56
59 West St	0.42mi	3/1.5	1,232 (+14%)	10mo	$150,000	$122	46
57 & 62 West St St	0.42mi	3/1.5	960 (-11%)	17mo	$77,000	$80	46
31 Queen St	0.60mi	3/1.0	1,239 (+15%)	10mo	$23,000	$19	39

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.90×
• Total profit: $56,839
• Equity at exit: $62,971

10-year hold

• IRR: 32.5%
• Equity multiple: 8.82×
• Total profit: $152,981
• Equity at exit: $135,800

Cash invested: $19,572 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 3 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 12887

• Active inventory: 55
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$269 /mo · $3,224/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $293

Break-even live

Break-even rent $841

Max offer price $69,900

Occupancy floor 71%

Sensitivity live

Price	-10% $522	-5% $312	+0% $293	+5% $273	+10% $253
Rent	-10% $197	-5% $245	+0% $293	+5% $341	+10% $388
Rate	-1.0pp $328	-0.5pp $310	base $293	+0.5pp $275	+1.0pp $256

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: $17,475
• Closing costs: $2,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: 100 amp electric service with circuit breakersPublic waterPublic sewerCable connected
• Home design: Single family residence
• Construction: Wood sidingBlock and concrete perimeter foundationMetal roofLiving area approximately 1,080
• Exterior features: Front porchShed(s)Sloped lot

Interior

• Kitchen: Kitchen on the first levelIncludes dishwasher, microwave, oven, refrigerator
• Bedrooms: Three bedrooms on the second level
• Flooring: Vinyl, Carpet, Linoleum
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Propane heating
• Interior features: 7 total roomsDishwasher, Microwave, Oven, Refrigerator, Electric water heaterVinyl, Carpet, Linoleum flooringExterior entry unfinished basement
• Laundry & utility: Main level laundry

Listing history 40 events

1. 2026-07-20
   days on market $69,900 Active 70 DOM
2. 2026-07-18
   days on market $69,900 Active 68 DOM
3. 2026-07-16
   days on market $69,900 Active 66 DOM
4. 2026-07-15
   days on market $69,900 Active 65 DOM
5. 2026-07-14
   days on market $69,900 Active 64 DOM
6. 2026-07-13
   days on market $69,900 Active 63 DOM
7. 2026-07-12
   days on market $69,900 Active 62 DOM
8. 2026-07-12
   days on market $69,900 Active 61 DOM
9. 2026-07-10
   days on market $69,900 Active 60 DOM
10. 2026-07-09
    days on market $69,900 Active 59 DOM
11. 2026-07-07
    days on market $69,900 Active 57 DOM
12. 2026-07-06
    days on market $69,900 Active 56 DOM
13. 2026-07-05
    days on market $69,900 Active 55 DOM
14. 2026-07-05
    days on market $69,900 Active 54 DOM
15. 2026-07-03
    days on market $69,900 Active 53 DOM
16. 2026-07-02
    days on market $69,900 Active 52 DOM
17. 2026-07-01
    days on market $69,900 Active 51 DOM
18. 2026-06-30
    days on market $69,900 Active 50 DOM
19. 2026-06-29
    days on market $69,900 Active 49 DOM
20. 2026-06-28
    days on market $69,900 Active 48 DOM
21. 2026-06-27
    days on market $69,900 Active 47 DOM
22. 2026-06-26
    days on market $69,900 Active 46 DOM
23. 2026-06-22
    days on market $69,900 Active 42 DOM
24. 2026-06-21
    days on market $69,900 Active 41 DOM
25. 2026-06-21
    days on market $69,900 Active 40 DOM
26. 2026-06-18
    days on market $69,900 Active 38 DOM
27. 2026-06-17
    days on market $69,900 Active 37 DOM
28. 2026-06-16
    days on market $69,900 Active 36 DOM
29. 2026-06-15
    days on market $69,900 Active 35 DOM
30. 2026-06-13
    days on market $69,900 Active 33 DOM
31. 2026-06-12
    days on market $69,900 Active 32 DOM
32. 2026-06-09
    days on market $69,900 Active 29 DOM
33. 2026-06-08
    days on market $69,900 Active 28 DOM
34. 2026-06-07
    days on market $69,900 Active 27 DOM
35. 2026-06-07
    days on market $69,900 Active 26 DOM
36. 2026-06-04
    days on market $69,900 Active 23 DOM
37. 2026-06-02
    days on market $69,900 Active 22 DOM
38. 2026-06-01
    days on market $69,900 Active 21 DOM
39. 2026-05-31
    days on market $69,900 Active 20 DOM
40. 2026-05-11
    listed $74,900 Active 530-char remark

ⓘ 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: $3,224 · $269/mo
• Projected year-2 tax: $3,224 · $269/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 ≥99°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: $14,537
• − Mortgage interest: −$3,915
• − Property taxes: −$3,224
• − Insurance: −$350
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,033
• Taxable income: $2,689
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $2,867/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $27,000–$48,600 screening

This home requires moderate renovations, primarily in the kitchen and bathroom, to significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Significant wear and tear, possibly structural issues.
• Major Bathroom fixtures — Outdated and worn, likely in need of replacement.
• Moderate Exterior siding — Weathered appearance, may need repainting or replacement.
• Minor Landscaping — Overgrown grass and shrubs, could be trimmed and maintained.
• Major Fencing — In poor condition, may need repair or replacement.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen can significantly increase the home's appeal and value. ↑
• Resale Bathroom renovation — Upgrading outdated fixtures can enhance the home's marketability. ↑
• Both Exterior painting and landscaping — Fresh paint and well-maintained landscaping can improve curb appeal and value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Whitehall Elementary School F NY #1,786/2,108 Nat'l #28,475/41,679 High Whitehall Junior-Senior High School C- NY #912/1,100 Nat'l #4,461/17,239

Schools (NCES district)

• District: Whitehall Central School District
• NCES district ID: 3631290
• Math proficiency: 32% ▼ -1.00%
• Reading proficiency: 47% ▲ 5.00%
• Median HH income: $43,563
• Composite: 33.4/100
• National rank: #5477
• State rank: #530 of 590 in NY

D Composite livability gradescore 56/100

Livability — Whitehall

• Score: 56/100
• State rank: #1103
• US rank: #22538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitehall, NY
• County: Washington · 59,576 people
• Metro: Glens Falls, NY
• Population (ZIP): 4,629
• Household income: $55,361
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 8% of renters

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Population outlook (Washington County) Hauer SSP2

• Today (2025): 59,576 people
• By 2030: 57,618 · -3.3%
• By 2040: 52,751 · -11.5%
• By 2050: 47,514 · -20.2%
• By 2075: 35,690 · -40.1%
• By 2100: 24,807 · -58.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Lithuanian 15% Polish 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 1%

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Political lean MEDSL · Washington

• 2024 margin: Strong R (+21.2) · D 39.4% · R 60.6%
• 2008→2024 swing: -22.0pp toward R · 2008: 0.8pp · 2024: -21.2pp
• All cycles: 2024: R+21.2 2020: R+15.6 2016: R+20.2 2012: D+1.6 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 122.64%
• Current HPI: 354.5975
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Exterior

• Security: Smoke detectorsCarbon monoxide detectors
• Utilities: 100 amp electric service with circuit breakersPublic waterPublic sewerCable connected
• Home design: Single family residence
• Construction: Wood sidingBlock and concrete perimeter foundationMetal roofLiving area approximately 1,080
• Exterior features: Front porchShed(s)Sloped lot

Interior

• Kitchen: Kitchen on the first levelIncludes dishwasher, microwave, oven, refrigerator
• Bedrooms: Three bedrooms on the second level
• Flooring: Vinyl, Carpet, Linoleum
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Propane heating
• Interior features: 7 total roomsDishwasher, Microwave, Oven, Refrigerator, Electric water heaterVinyl, Carpet, Linoleum flooringExterior entry unfinished basement
• Laundry & utility: Main level laundry

Price history

-6.7% since first listed

2 events — show timeline

• 2026-05-30 Price Changed $69,900 Global MLS
• 2026-05-11 Listed $74,900 Global MLS

Property tax history

+3.8%/yr

Latest (2025): $3,224 · +27.2% YoY. Source: county tax records.