110 Ash St · Corinth, NY 12822

$199,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 52 Days on market

Built 1960 9,583 sqft lot $169/sqft · 16% below area Est $238k · 16% 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).

• ARV discount +14.9/15.0
• Appreciation +10.0/10.0
• Cash flow +4.1/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nice ranch home on a 75x150 lot and is located on a side street that is walking distance to schools and all Village amenities. Large living room with new carpet, (HW flr under the carpet), a nice kitchen with ample counter and cabinet space and large dining area, 3 bdrms & full bath. Full basement , newer oil fired hot water heating system, 2 car attached garage, a large open front porch & 3 season enclosed porch overlooking your back yard. Excellent Condition

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: 2-car garage; Driveway; 6 total parking spaces
• Utilities: 100 amp electric service; Public water; Public sewer
• Home design: Single family residence; Living area approximately 1,176 (listed)
• Construction: Vinyl siding; Built (year not provided)
• Exterior features: Exterior lighting

Interior

• Kitchen: Kitchen on the first floor; Appliances: Other (unspecified)
• Bedrooms: Three first-floor bedrooms
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Hot water heating; Oil-fired heating
• Interior features: Full unfinished basement; 6 total rooms; Lighting (exterior feature listed under interior groups)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (48.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (40.1% below list).
• Recommended offer: $102k (48.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#514 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: employment C-, amenities F, commute F.
• Corinth Central School District (town): math 38% / reading 53% proficiency, ranked #448 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Corinth Elementary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 410 students, 53% FRL); Corinth Middle School (math 22% / reading 47%, grade F, #483 of 729 statewide, top 68%, 333 students, 46% FRL); Corinth High School (math 92% / reading 87%, grade A+, #265 of 1,100 statewide, top 26%, 342 students, 42% FRL).
• Market conditions: 43 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 $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask is 34% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $127k; list at $199k implies a 57% gain — meaningful room to come down on a strong offer.

Recommended offer $101,813 (48.8% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.60% ✗
• Cap rate: 2.98%
• Cash-on-cash: -11.85%
• DSCR: 0.47
• GRM: 13.9

CMA / ARV

• ARV (median comp): $237,903
• List price: $199,000
• Delta: -16.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Oak St	0.13mi	3/1.0	1,250 (+6%)	8mo	$217,000	$174	76
305 Ash St	0.22mi	2/1.5 (-1)	1,235 (+5%)	4mo	$150,000	$121	71
305 Oak St	0.27mi	4/1.0 (+1)	1,119 (-5%)	5mo	$157,000	$140	70
18 Wiley Way	0.47mi	3/2.0	1,210 (+3%)	1mo	$355,000	$293	69
326 Center St	0.37mi	2/1.0 (-1)	1,128 (-4%)	13mo	$250,000	$222	60
3 Smith Dr	0.65mi	3/1.0	1,148 (-2%)	10mo	$230,000	$200	57
404 Walnut St	0.32mi	2/1.0 (-1)	1,082 (-8%)	15mo	$205,000	$189	54
23 Raymond St	0.66mi	2/2.0 (-1)	1,181 (+0%)	18mo	$182,000	$154	44
22 Wiley Way	0.51mi	2/2.0 (-1)	1,082 (-8%)	15mo	$349,000	$323	42
12 Sherman Ave	0.55mi	3/2.0	1,310 (+11%)	16mo	$180,200	$138	38
21 Heath St	0.54mi	2/1.0 (-1)	1,028 (-13%)	18mo	$235,000	$229	34
109 Eggleston St	0.72mi	3/2.0	1,328 (+13%)	17mo	$230,000	$173	26

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: 16.0%
• Equity multiple: 2.32×
• Total profit: $73,431
• Equity at exit: $179,275

10-year hold

• IRR: 15.4%
• Equity multiple: 5.38×
• Total profit: $243,976
• Equity at exit: $386,613

Cash invested: $55,720 (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 12822

• Home prices YoY: 3.8%
• Active inventory: 43
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$366 /mo · $4,391/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-550

Break-even live

Break-even rent $1,889

Max offer price $101,813

Occupancy floor —

Sensitivity live

Price	-10% $-438	-5% $-494	+0% $-550	+5% $-606	+10% $-663
Rent	-10% $-644	-5% $-597	+0% $-550	+5% $-503	+10% $-456
Rate	-1.0pp $-450	-0.5pp $-500	base $-550	+0.5pp $-602	+1.0pp $-654

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $199,000 Active 52 DOM
2. 2026-06-18
   days on market $199,000 Active 49 DOM
3. 2026-06-17
   days on market $199,000 Active 48 DOM
4. 2026-06-16
   days on market $199,000 Active 47 DOM
5. 2026-06-15
   days on market $199,000 Active 46 DOM
6. 2026-06-14
   days on market $199,000 Active 44 DOM
7. 2026-06-10
   days on market $199,000 Active 41 DOM
8. 2026-06-09
   days on market $199,000 Active 40 DOM
9. 2026-06-08
   days on market $199,000 Active 39 DOM
10. 2026-06-07
    days on market $199,000 Active 38 DOM
11. 2026-06-05
    days on market $199,000 Active 35 DOM
12. 2026-06-03
    days on market $199,000 Active 34 DOM
13. 2026-06-02
    days on market $199,000 Active 33 DOM
14. 2026-06-01
    days on market $199,000 Active 32 DOM
15. 2026-05-31
    days on market $199,000 Active 31 DOM
16. 2026-05-31
    days on market $199,000 Active 30 DOM
17. 2026-05-04
    status Active 188-char remark
18. 2026-05-04
    price $199,000 188-char remark
19. 2026-05-04
    historical 188-char remark
20. 2026-05-02
    status Active 188-char remark
21. 2026-05-01
    historical 188-char remark
22. 2026-04-30
    listed $149,000 Active 188-char remark
23. 2019-10-10
    historical
24. 2019-01-22
    historical
25. 2018-06-18
    listed $75,000
26. 2012-12-06
    soldstatus $127,000
27. 2012-11-28
    soldstatus $127,000

    Show marketing remark (478 chars)

    Nice ranch home on a 75x150 lot and is located on a side street that is walking distance to schools and all Village amenities. Large living room with new carpet, (HW flr under the carpet), a nice kitchen with ample counter and cabinet space and large dining area, 3 bdrms & full bath. Full basement , newer oil fired hot water heating system, 2 car attached garage, a large open front porch & 3 season enclosed porch overlooking your back yard. Excellent Condition

28. 2012-08-14
    historical

    Show marketing remark (478 chars)

    Nice ranch home on a 75x150 lot and is located on a side street that is walking distance to schools and all Village amenities. Large living room with new carpet, (HW flr under the carpet), a nice kitchen with ample counter and cabinet space and large dining area, 3 bdrms & full bath. Full basement , newer oil fired hot water heating system, 2 car attached garage, a large open front porch & 3 season enclosed porch overlooking your back yard. Excellent Condition

29. 2012-08-08
    listed $139,900

    Show marketing remark (478 chars)

    Nice ranch home on a 75x150 lot and is located on a side street that is walking distance to schools and all Village amenities. Large living room with new carpet, (HW flr under the carpet), a nice kitchen with ample counter and cabinet space and large dining area, 3 bdrms & full bath. Full basement , newer oil fired hot water heating system, 2 car attached garage, a large open front porch & 3 season enclosed porch overlooking your back yard. Excellent Condition

ⓘ 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: $4,391 · $366/mo
• Projected year-2 tax: $4,391 · $366/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 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: $14,313
• − Mortgage interest: −$11,147
• − Property taxes: −$4,391
• − Insurance: −$995
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$5,789
• Taxable loss: −$10,299
• Est. tax savings @ 24.0%: +$2,472
• After-tax cash flow: $-4,130/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: Corinth Central School District
• NCES district ID: 3608370
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $54,143
• Composite: 39.4/100
• National rank: #3968
• State rank: #448 of 590 in NY

Livability — Corinth

• Score: 68/100
• State rank: #514
• US rank: #9140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corinth, NY
• Population (ZIP): 6,149

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 11.62%
• Current HPI: 315.8502
• 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

+42.2% since first listed

13 events — show timeline

• 2026-05-04 Relisted — Global MLS
• 2026-05-04 Listing Removed — Global MLS
• 2026-05-04 Price Changed $199,000 Global MLS
• 2026-05-02 Relisted — Global MLS
• 2026-05-01 Listing Removed — Global MLS
• 2026-04-30 Listed $149,000 Global MLS
• 2019-10-10 Listing Removed — Global MLS
• 2019-01-22 Listing Removed — Global MLS
• 2018-06-18 Listed $75,000 Global MLS
• 2012-12-06 Sold (Public Records) $127,000 Public Records
• 2012-11-28 Sold (MLS) $127,000 Global MLS
• 2012-08-14 Listing Removed — Global MLS
• 2012-08-08 Listed $139,900 Global MLS

Property tax history

+9.0%/yr

Latest (2025): $4,391 · +3.0% YoY. Source: county tax records.