88 Saunders St · Whitehall, NY 12887

$149,000

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 5 Days on market

Built 1900 6,534 sqft lot

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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).

• Cash flow +12.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Prepare to fall in love with this well maintained, upgraded home, full of charm & move in ready. Delightful, freshly painted, with 4 bedrooms, 1.5 baths; just perfect for a first home or downsizing.The First Floor is gracious with an open plan, wood floors & an office/ or small bedroom.The spacious country kitchen is well equipped & ideal for family living. Front porch adds more comfortable living & lounging space. Upstairs, you'll find 3 more bright bedrooms and wood floors, upgraded bath with washer/dryer. New replacement windows, sheetrock, totally insulated, new wiring and electric service. Lovely yard with room for a fenced area and a garden. All Village amenities, including Lake Champlain, the marina, Amtrak, shops and restaurants are less than a mile away. Must see

Key facts

• Open floor plan
• Newer appliances
• Hardwood floors

Tags

• OPEN FLOOR PLAN
• THREE SEASON FRONT PORCH
• HARDWOOD FLOORS
• UPDATED KITCHEN CABINETS
• NEWER APPLIANCES
• NEWER HOT WATER HEATER

Property features AI

Exterior

• Parking: Three parking spaces; Off-street stone driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Drywall construction
• Exterior features: Lot approximately 0.15 acre (6,534 sq ft); Stone driveway and off-street parking

Interior

• Kitchen: Electric oven; Range; Range hood; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced-air heating; Oil heating
• Interior features: 10 total rooms; Full, unfinished basement; Three-seasons room; Office (could be a first-floor bedroom)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (12.0% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for 1% rule.

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: 41 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,155 (12.0% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $84,042
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Saunders St	0.24mi	3/1.0	1,360 (+2%)	12mo	$137,000	$101	76
1 Brookdale Ave	0.29mi	3/1.0	1,434 (+8%)	2mo	$90,000	$63	72
27 School St	0.42mi	3/1.5	1,395 (+5%)	4mo	$95,000	$68	67
59 West St	0.41mi	3/1.5	1,232 (-8%)	9mo	$150,000	$122	59
28 School St	0.44mi	2/1.0 (-1)	1,363 (+2%)	16mo	$12,500	$9	57
17 Bellamy St	0.22mi	2/1.5 (-1)	1,476 (+11%)	10mo	$65,000	$44	56
11 Gilmore St	0.55mi	3/1.0	1,181 (-12%)	2mo	$63,000	$53	54
31 Queen St	0.60mi	3/1.0	1,239 (-7%)	8mo	$23,000	$19	54
31 Williams St	0.59mi	4/1.0 (+1)	1,376 (+3%)	11mo	$14,500	$11	53
39 West St	0.34mi	3/2.0	1,452 (+9%)	19mo	$196,000	$135	50

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: 24.0%
• Equity multiple: 2.92×
• Total profit: $80,205
• Equity at exit: $134,231

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $237,025
• Equity at exit: $289,474

Cash invested: $41,720 (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 12887

• Active inventory: 41
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,312 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-15

Break-even live

Break-even rent $1,331

Max offer price $146,288

Occupancy floor 96%

Sensitivity live

Price	-10% $69	-5% $27	+0% $-15	+5% $-58	+10% $-100
Rent	-10% $-119	-5% $-67	+0% $-15	+5% $36	+10% $88
Rate	-1.0pp $60	-0.5pp $23	base $-15	+0.5pp $-54	+1.0pp $-93

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $149,000 Active 5 DOM
2. 2026-06-18
   days on market $149,000 Active 3 DOM
3. 2026-06-17
   days on market $149,000 Active 2 DOM
4. 2026-06-16
   remarks 466-char remark
5. 2026-06-16
   listed $149,000 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: $2,496 · $208/mo
• Projected year-2 tax: $2,507 · $209/mo
• Expected delta: +$11/yr (+$1/mo · 0.4%)

ⓘ 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: $15,739
• − Mortgage interest: −$8,346
• − Property taxes: −$2,496
• − Insurance: −$745
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$4,335
• Taxable loss: −$2,702
• Est. tax savings @ 24.0%: +$648
• After-tax cash flow: $464/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: 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

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
• Population (ZIP): 4,629

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%

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%

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

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

+238.6% since first listed

14 events — show timeline

• 2026-06-15 Listed $149,000 Global MLS
• 2022-09-22 Sold (Public Records) $119,600 Public Records
• 2022-09-15 Sold (MLS) $119,600 Global MLS
• 2022-08-06 Pending — Global MLS
• 2022-08-02 Relisted — Global MLS
• 2022-07-11 Pending — Global MLS
• 2022-07-03 Listed $109,900 Global MLS
• 2019-02-28 Listing Removed — Global MLS
• 2007-05-07 Sold (Public Records) $37,000 Public Records
• 2007-05-01 Sold (MLS) $37,000 Global MLS
• 2006-07-12 Listed $40,000 Global MLS
• 2006-03-24 Listing Removed — Global MLS
• 2005-03-24 Listed $55,000 Global MLS
• 2001-11-20 Listed $44,000 Global MLS

Property tax history

+0.4%/yr

Latest (2025): $2,496 · +19.6% YoY. Source: county tax records.