20 Clark Rd · West Glens Falls, NY 12831

$359,900

3 bd · 1.5 ba · 1,788 sqft · SingleFamily public records · 2 Days on market

Built 1962 0.60 ac lot $201/sqft · 8% below area Est $389k · 8% 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).

• Cash flow +11.7/30.0
• ARV discount +10.9/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

You won't want to miss this beautifully maintained and thoughtfully updated split-level home on Clark Road! Offering 1,788 sq. ft. , three bedrooms, and one and a half bathrooms, this home has been meticulously cared for and is truly move-in ready. The heart of the home is the spacious, sun-drenched kitchen-featuring abundant cabinetry, stainless steel appliances, generous counter space, and plenty of room for gathering. Natural light pours in, creating a warm and inviting atmosphere that flows seamlessly into the main living areas. The cozy living room is anchored by a stunning corner fireplace, adding charm and comfort year-round. Step outside and enjoy the home's outdoor living spaces, i

Key facts

• Large back deck
• Split-level home
• Private setting

Tags

• SPLIT-LEVEL HOME
• SUN-DRENCHED KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE BACK DECK
• PRIVATE UPPER-LEVEL DECK
• PRIVATE SETTING

Property features AI

Exterior

• Parking: Attached garage (1 garage space); Driveway parking, total of 6 parking spaces
• Utilities: Septic tank
• Home design: Single family residence; Updated/remodeled condition
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built/finished living area approximately 1,788
• Exterior features: Deck; Private, landscaped lot

Interior

• Kitchen: Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the second floor; Additional bedrooms on the second floor
• Flooring: Ceramic tile; Laminate
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: 9 total rooms; Updated/remodeled interior; Double pane windows; Wood-burning fireplace in the living room
• Laundry & utility: Washer and dryer; Laundry located in the basement (common area)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (20.2% below list).
• Recommended offer: $287k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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-, amenities 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: Ballard Elementary School (math 52% / reading 52%, grade C-, #988 of 2,108 statewide, top 49%, 309 students, 32% FRL); Oliver W Winch Middle School (math 32% / reading 50%, grade F, #402 of 729 statewide, top 56%, 668 students, 37% FRL); South Glens Falls Senior High School (math 92% / reading 91%, grade A+, #197 of 1,100 statewide, top 18%, 908 students, 36% FRL).
• Market conditions: 115 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 34% 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 $11k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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.

Recommended offer $287,126 (20.2% 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 1962 — 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: 0.80% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (median comp): $389,307
• List price: $359,900
• Delta: -7.55%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Clark Rd	0.00mi	3/1.5	1,788 (0%)	0mo	$389,000	$218	100

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-65,154
• Equity at exit: $53,662

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-65,607
• Equity at exit: $31,118

Cash invested: $100,772 (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: 115
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,871 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$338 /mo · $4,055/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-107

Break-even live

Break-even rent $3,007

Max offer price $341,013

Occupancy floor 99%

Sensitivity live

Price	-10% $97	-5% $-5	+0% $-107	+5% $-209	+10% $-311
Rent	-10% $-334	-5% $-220	+0% $-107	+5% $7	+10% $120
Rate	-1.0pp $74	-0.5pp $-15	base $-107	+0.5pp $-200	+1.0pp $-295

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-03
   status Pending 1360-char remark
2. 2026-05-01
   listed $359,900 Active 1360-char remark
3. 2019-03-01
   historical
4. 2014-06-02
   historical
5. 2013-06-06
   listed $185,900
6. 2013-06-06
   listed $185,900
7. 2002-07-19
   soldstatus $135,000
8. 2002-07-09
   soldstatus $135,000
9. 2002-06-11
   historical
10. 2002-05-23
    listed $139,333

ⓘ 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: $4,055 · $338/mo
• Projected year-2 tax: $5,069 · $422/mo
• Expected delta: +$1,014/yr (+$84/mo · 25.0%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $34,455
• − Mortgage interest: −$20,160
• − Property taxes: −$4,055
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − Depreciation: −$10,470
• Taxable loss: −$7,542
• Est. tax savings @ 24.0%: +$1,810
• After-tax cash flow: $527/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

+179.2% since first listed

11 events — show timeline

• 2026-06-17 Sold (MLS) $389,000 Global MLS
• 2026-05-03 Pending — Global MLS
• 2026-05-01 Listed $359,900 Global MLS
• 2019-03-01 Listing Removed — Global MLS
• 2014-06-02 Listing Removed — Global MLS
• 2013-06-06 Listed $185,900 Global MLS
• 2013-06-06 Listed $185,900 Global MLS
• 2002-07-19 Sold (Public Records) $135,000 Public Records
• 2002-07-09 Sold (MLS) $135,000 Global MLS
• 2002-06-11 Listing Removed — Global MLS
• 2002-05-23 Listed $139,333 Global MLS

Property tax history

+5.4%/yr

Latest (2025): $4,055 · +1.1% YoY. Source: county tax records.