103 Dimmick Rd · Saratoga Springs, NY 12831

$275,000

2 bd · 1.5 ba · 1,336 sqft · SingleFamily public records · 6 Days on market

Built 1960 2.13 ac lot $206/sqft · 32% below area Est $344k · 20% under

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Why this score? — see what drove the C- 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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1.5 bath has room for 3rd bedroom on lower level. Well kept home in need of some Updating to make it your own. Some has already been done for you, Large 2+ acre lot to enjoy. Enjoy the warmth of the wood stove on lower level. Over sized two car garage with floored storage above. Great price this is a must see!!!

Key facts

• Over 2 acres
• Fire pit
• Back patio

Tags

• OVER 2 ACRES
• PEACEFUL WOODED BACKDROP
• OVERSIZED DETACHED GARAGE
• CARPORT WITH LOFT STORAGE
• FIRE PIT
• BACK PATIO

Property features AI

Exterior

• Parking: 2-car garage; Additional parking for up to 10 vehicles total; Carport and driveway; Garage door opener
• Security: Smoke detectors; Carbon monoxide detectors
• Utilities: Electric service with circuit breakers; Septic tank; DC well pump
• Home design: Single-family residence; Updated/remodeled condition; Below-grade finished area (basement) present
• Construction: Wood siding; Block foundation; Shingle/asphalt roof
• Exterior features: Patio; Shed(s) and garage(s); Property is level, wooded, cleared and landscaped

Interior

• Kitchen: Electric oven; Range hood; Refrigerator
• Bedrooms: Bedrooms located on the main/second level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: One full bathroom on the main level; One half bathroom in the basement; Basement also has a full bath (listed under basement information)
• Heating & cooling: Heating provided by baseboard, electric, forced air and propane
• Interior features: Paddle fan; Cathedral ceilings; 10 total rooms; Basement includes a full bath and plumbing stubbed for additional bath
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in the basement and/or bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (8.2% below list).
• Recommended offer: $253k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.0% in Saratoga Springs — 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 82/100 on livability (#83 in NY, #1,284 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: amenities D+, cost of living 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: 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 30% 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 $2k of loan paydown is wiped out by about $8k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $171k; list at $275k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $252,517 (8.2% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.37%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $343,838
• List price: $275,000
• Delta: -20.02%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Dimmick Rd	0.06mi	3/1.0 (+1)	1,213 (-9%)	21mo	$165,000	$136	58

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-34,880
• Equity at exit: $41,003

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-17,899
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,525 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$286 /mo · $3,434/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $152

Break-even live

Break-even rent $2,333

Max offer price $275,000

Occupancy floor 89%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-13
   status Pending 1133-char remark
2. 2026-05-07
   listed $275,000 Active 1133-char remark
3. 2016-04-19
   soldstatus $171,000
4. 2016-04-11
   soldstatus $171,000 328-char remark

   Show marketing remark (328 chars)

   This 2 bedroom 1.5 bath has room for 3rd bedroom on lower level. Well kept home in need of some Updating to make it your own. Some has already been done for you, Large 2+ acre lot to enjoy. Enjoy the warmth of the wood stove on lower level. Over sized two car garage with floored storage above. Great price this is a must see!!!

5. 2016-02-16
   historical 328-char remark

   Show marketing remark (328 chars)

   This 2 bedroom 1.5 bath has room for 3rd bedroom on lower level. Well kept home in need of some Updating to make it your own. Some has already been done for you, Large 2+ acre lot to enjoy. Enjoy the warmth of the wood stove on lower level. Over sized two car garage with floored storage above. Great price this is a must see!!!

6. 2016-01-27
   listed $170,400 328-char remark

   Show marketing remark (328 chars)

   This 2 bedroom 1.5 bath has room for 3rd bedroom on lower level. Well kept home in need of some Updating to make it your own. Some has already been done for you, Large 2+ acre lot to enjoy. Enjoy the warmth of the wood stove on lower level. Over sized two car garage with floored storage above. Great price this is a must see!!!

7. 2007-10-22
   soldstatus $167,900
8. 2007-10-04
   soldstatus $167,900

   Show marketing remark (109 chars)

   Great country living location just 1 minute from Northway, 5 minutes to Wilton Mall area. Excellent Condition

9. 2007-09-06
   historical

   Show marketing remark (109 chars)

   Great country living location just 1 minute from Northway, 5 minutes to Wilton Mall area. Excellent Condition

10. 2007-04-30
    listed $169,900

    Show marketing remark (109 chars)

    Great country living location just 1 minute from Northway, 5 minutes to Wilton Mall area. Excellent Condition

11. 2006-11-09
    soldstatus $165,000
12. 2006-10-23
    soldstatus $165,000
13. 2006-10-23
    soldstatus $165,000
14. 2006-08-30
    historical
15. 2006-08-28
    historical
16. 2006-08-09
    listed $165,900
17. 2006-08-09
    listed $165,900

ⓘ 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: $3,434 · $286/mo
• Projected year-2 tax: $4,041 · $337/mo
• Expected delta: +$606/yr (+$51/mo · 17.7%)

ⓘ 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 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: $30,302
• − Mortgage interest: −$15,404
• − Property taxes: −$3,434
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,424
• − Management: −$2,424
• − Depreciation: −$8,000
• Taxable loss: −$2,760
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $2,486/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 — Saratoga Springs

• Score: 82/100
• State rank: #83
• US rank: #1284

Category grades

Amenities D+ Commute A- Cost of living F Crime B 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
• City population: 40,057
• 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

+65.8% since first listed

17 events — show timeline

• 2026-05-13 Pending — Global MLS
• 2026-05-07 Listed $275,000 Global MLS
• 2016-04-19 Sold (Public Records) $171,000 Public Records
• 2016-04-11 Sold (MLS) $171,000 Global MLS
• 2016-02-16 Listing Removed — Global MLS
• 2016-01-27 Listed $170,400 Global MLS
• 2007-10-22 Sold (Public Records) $167,900 Public Records
• 2007-10-04 Sold (MLS) $167,900 Global MLS
• 2007-09-06 Listing Removed — Global MLS
• 2007-04-30 Listed $169,900 Global MLS
• 2006-11-09 Sold (Public Records) $165,000 Public Records
• 2006-10-23 Sold (MLS) $165,000 Global MLS
• 2006-10-23 Sold (MLS) $165,000 Global MLS
• 2006-08-30 Listing Removed — Global MLS
• 2006-08-28 Listing Removed — Global MLS
• 2006-08-09 Listed $165,900 Global MLS
• 2006-08-09 Listed $165,900 Global MLS

Property tax history

+3.2%/yr

Latest (2025): $3,434 · +2.7% YoY. Source: county tax records.