4 Clark St · Milton, NY 12850

$119,500

3 bd · 1.0 ba · 656 sqft · SingleFamily public records · 239 Days on market

Built 1950 6,969 sqft lot $182/sqft · 49% above area Est $80k · 49% over

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +6.8/10.0
• Schools +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Discover the ultimate getaway nestled along the pristine waters of Lake Desolation. This two- bedroom 1 bath cozy retreat would be ideal for an Airbnb or any outdoor enthusiast! The location provides ample opportunities for activities across the seasons- whether you're into cross- country skiing, hiking, fishing, or kayaking. Plus, its close proximity to the Mulleyville trail systems is a great spot for snowmobiling. This blend of comfort and adventure is ideal for creating lasting memories and enjoying the great outdoors while having easy access to local amenities. Other pluses include, double lot, newly restored foundation in partial basement and crawl space, new porch stairs, recent remodel of bathroom with all new fixtures.

Key facts

• Lake desolation
• Double lot
• New porch stairs

Tags

• LAKE DESOLATION
• MULLEYVILLE TRAIL SYSTEMS
• DOUBLE LOT
• NEWLY RESTORED FOUNDATION
• NEW PORCH STAIRS
• RECENT REMODEL OF BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.4% in Milton — 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 66/100 on livability (#652 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living D-.
• Saratoga Springs City SD (suburban): math 67% / reading 72% proficiency, ranked #138 of 590 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 21 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $55k; list at $120k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.18% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 7.1

CMA / ARV

• ARV (median comp): $80,221
• List price: $119,500
• Delta: 48.96%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,739
• Equity at exit: $17,818

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $30,797
• Equity at exit: $10,332

Cash invested: $33,460 (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 12850

• Home prices YoY: -2.7%
• Active inventory: 21
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $347

Break-even live

Break-even rent $966

Max offer price $119,500

Occupancy floor 70%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $119,500 Active 239 DOM
2. 2026-06-17
   days on market $119,500 Active 238 DOM
3. 2026-06-16
   days on market $119,500 Active 237 DOM
4. 2026-06-15
   days on market $119,500 Active 236 DOM
5. 2026-06-14
   days on market $119,500 Active 234 DOM
6. 2026-06-13
   days on market $119,500 Active 233 DOM
7. 2026-06-10
   days on market $119,500 Active 231 DOM
8. 2026-06-09
   days on market $119,500 Active 230 DOM
9. 2026-06-08
   days on market $119,500 Active 229 DOM
10. 2026-06-07
    days on market $119,500 Active 228 DOM
11. 2026-06-05
    days on market $119,500 Active 225 DOM
12. 2026-06-03
    days on market $119,500 Active 224 DOM
13. 2026-06-02
    days on market $119,500 Active 223 DOM
14. 2026-06-01
    days on market $119,500 Active 222 DOM
15. 2026-05-31
    days on market $119,500 Active 221 DOM
16. 2026-05-31
    days on market $119,500 Active 220 DOM
17. 2025-10-22
    listed $119,500 Active 739-char remark

    Show marketing remark (739 chars)

    Discover the ultimate getaway nestled along the pristine waters of Lake Desolation. This two- bedroom 1 bath cozy retreat would be ideal for an Airbnb or any outdoor enthusiast! The location provides ample opportunities for activities across the seasons- whether you're into cross- country skiing, hiking, fishing, or kayaking. Plus, its close proximity to the Mulleyville trail systems is a great spot for snowmobiling. This blend of comfort and adventure is ideal for creating lasting memories and enjoying the great outdoors while having easy access to local amenities. Other pluses include, double lot, newly restored foundation in partial basement and crawl space, new porch stairs, recent remodel of bathroom with all new fixtures.

18. 2024-10-18
    historical
19. 2024-09-13
    price $119,500
20. 2024-04-18
    listed $159,900 Active
21. 2023-06-02
    soldstatus $55,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$492/yr (+$41/mo · 47.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥93°F today · 13 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: $16,863
• − Mortgage interest: −$6,694
• − Property taxes: −$1,036
• − Insurance: −$598
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$3,476
• Taxable income: $2,361
• Est. tax owed @ 24.0%: −$567
• After-tax cash flow: $3,601/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: Saratoga Springs City SD
• NCES district ID: 3625770
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $69,864
• Composite: 60.83/100
• National rank: #818
• State rank: #138 of 590 in NY

Livability — Milton

• Score: 66/100
• State rank: #652
• US rank: #11825

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,537

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 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: ▼ -9.62%
• Current HPI: 345.3744
• 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

+117.3% since first listed

5 events — show timeline

• 2025-10-22 Listed $119,500 Global MLS
• 2024-10-18 Listing Removed — Global MLS
• 2024-09-13 Price Changed $119,500 Global MLS
• 2024-04-18 Listed $159,900 Global MLS
• 2023-06-02 Sold (Public Records) $55,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,036 · -4.8% YoY. Source: county tax records.