140 Clark Rd · West Glens Falls, NY 12803

$110,000

3 bd · 1.0 ba · 1,520 sqft · SingleFamily · 3 Days on market

Built 1963 Poor condition 0.64 ac lot

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Why this score? — see what drove the B+ 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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +8.9/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Multiple offers received. Highest and best offers are due by 5/14 at 11:00 AM. ATTENTION INVESTORS: 3-bedroom, 1-bath fixer-upper with endless potential! Located in the sought-after South Glens Falls school district, this rehab-ready home features a 2-car attached garage and is conveniently situated just 10 minutes from Interstate 87. With some creative vision and design, the layout offers the potential to transform into a spacious 4-bedroom, 2-bath home. Great opportunity for investors, flippers CASH BUYERS ONLY - ASSIGNMENT OF CONTRACT

Key facts

• Rehab ready home
• Attached garage
• 0.64 acre lot

Tags

• REHAB READY HOME
• ATTACHED GARAGE
• 10 MINUTES FROM INTERSTATE 87

Property features AI

Exterior

• Parking: Attached 2-car garage; Two total parking spaces
• Utilities: Septic tank
• Home design: Single family residence
• Construction: Vinyl siding
• Exterior features: Shingle roof; Other exterior features

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the first floor; One additional room on the second floor (other use)
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (oil); Cooling present (unspecified type)
• Interior features: Seven total rooms; Full unfinished basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 10.6% 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: 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: 32 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($761 loan paydown + $9k appreciation (7.9% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1963 — 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. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.37%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.26×
• Total profit: $69,646
• Equity at exit: $82,711

10-year hold

• IRR: 28.4%
• Equity multiple: 6.96×
• Total profit: $183,429
• Equity at exit: $163,368

Cash invested: $30,800 (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 12803

• Home prices YoY: 2.3%
• Active inventory: 32
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $394

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-14
   status Pending
2. 2026-05-11
   listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $17,538
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,200
• Taxable income: $3,170
• Est. tax owed @ 24.0%: −$761
• After-tax cash flow: $3,972/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 · 13 photos

Poor 20/100 Extensive rehab

This fixer-upper home requires extensive repairs and maintenance, including a new roof, exterior siding, flooring, and HVAC system. Improvements to the exterior and interior will significantly increase its resale and rental value.

Repairs flagged

• Major roof — The roof appears to have significant damage.
• Major exterior siding — The exterior siding is peeling and in poor condition.
• Major flooring — The flooring in the kitchen and living room appears worn and in need of replacement.
• Major interior walls/paint — The interior walls and paint appear to be in poor condition, with peeling paint and discoloration.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear on the electrical panel and components.
• Major landscaping — The landscaping is overgrown and in poor condition, with weeds and debris visible.
• Major foundation — The foundation appears to be in poor condition, with visible cracks and settling.

Value-add opportunities

• Both landscaping and curb appeal — A well-maintained and attractive exterior can increase both resale and rental value.
• Both HVAC system — A functional and energy-efficient HVAC system can improve comfort and reduce energy costs.
• Both interior walls and paint — Fresh paint and a clean interior can make the home more appealing and increase its value.
• Both roof and exterior siding — A new roof and siding can improve the home's appearance and increase its value.
• Both flooring — New flooring can improve the home's appearance and increase its value.
• Both foundation — A stable and well-maintained foundation can improve the home's structural integrity and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to have significant damage.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in poor condition.	Major	$15,000–50,000
flooring · The flooring in the kitchen and living room appears worn and in need of replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint appear to be in poor condition, with peeling paint and discoloration.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible wear and tear on the electrical panel and components.	Major	$15,000–50,000
landscaping · The landscaping is overgrown and in poor condition, with weeds and debris visible.	Major	$15,000–50,000
foundation · The foundation appears to be in poor condition, with visible cracks and settling.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both landscaping and curb appeal — A well-maintained and attractive exterior can increase both resale and rental value. ↑
• Both HVAC system — A functional and energy-efficient HVAC system can improve comfort and reduce energy costs. ↑
• Both interior walls and paint — Fresh paint and a clean interior can make the home more appealing and increase its value. ↑
• Both roof and exterior siding — A new roof and siding can improve the home's appearance and increase its value. ↑
• Both flooring — New flooring can improve the home's appearance and increase its value. ↑
• Both foundation — A stable and well-maintained foundation can improve the home's structural integrity and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Population (ZIP): 8,915

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 (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 8% Slovak 2% Romanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 0%

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: ▲ 7.89%
• Current HPI: 349.2844
• 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

2 events — show timeline

• 2026-05-14 Pending — Global MLS
• 2026-05-11 Listed $110,000 Global MLS