1057 Nys Route 9N · Saratoga Springs, NY 12866

$250,000

3 bd · 2.0 ba · 2,336 sqft · MultiFamily public records · 307 Days on market

Built 1953 Fair condition 0.26 ac lot $107/sqft · 62% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.4/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor's Dream or Owner-Occupant Opportunity in the Saratoga Springs School District! This spacious duplex offers 6 bedrooms, 4 full bathrooms across two well-appointed units—perfect for generating rental income or living in one side while your tenants help pay the mortgage. Each unit features a mix of hardwood floors, carpet, and vinyl flooring, providing durability and character. With over 3,000 sqft (approx.), there's plenty of space for large households or strong rental demand. Investors will appreciate the flexible floor plan, and prime location in a top school district—making it highly attractive to long-term renters. Owner-occupants will love the ability to build equity while enjoying the benefits of homeownership with supplemental income. The property sits in a desirable Saratoga Springs area, close to schools, shopping, dining, and major commuter routes. Off-street parking and outdoor space add convenience and value. Whether you're looking to expand your rental portfolio, start house-hacking, or secure a multi-family property, this duplex checks every box. This property is eligible under the First Look Initiative which expires after 30 full days on market. No investor offers until first look period expires. No offers regardless of buyer type will not be negotiated within the first 7 days of listing. - Photo sheet must be attached with the MLS. - All offers must be entered through propoffers.com. - An offer management fee of $200 (plus tax where applicable) is charged by Pyramid Platform in connection with the use of Propoffers.com. This fee will be paid at closing from the agent representing the buyer as selling agent or transaction broker. - Subject to seller addendum - For financed offers EMD to be 1% or $1000 whichever is greater and for cash offers EMD to be 5% or $5000 whichever is greater. - All offers are subject to OFAC clearance - A viewing release must be signed and returned to our office before showing this property.

Key facts

• Updated systems
• Flexible floor plan
• Outdoor space

Tags

• FLEXIBLE FLOOR PLAN
• UPDATED SYSTEMS
• PRIME LOCATION
• OFF-STREET PARKING
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $250k. Condition is rated fair.
• This rent per unit runs 33% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 1.8% in Saratoga Springs — 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 82/100 on livability (#83 in NY, #1,284 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: amenities D+, cost of living F.
• 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.
• Zoned schools: Geyser Road Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 348 students, 34% FRL); Maple Avenue Middle School (math 46% / reading 69%, grade B, #187 of 729 statewide, top 26%, 1,392 students, 27% FRL); Saratoga Springs High School (math 98% / reading 92%, grade A+, #83 of 1,100 statewide, top 8%, 1,947 students, 26% FRL).
• Market conditions: Rents rising fast (+9.2%/yr); 561 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 + 8.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $75k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.57%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $659,448
• List price: $250,000
• Delta: -62.09%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Middle Grove Rd Lot 3	0.38mi	3/2.5	2,426 (+4%)	13mo	$1,225,000	$505	63
19 Buff Rd	1.12mi	3/2.5	2,358 (+1%)	18mo	$687,500	$292	46
4 Buff Rd	1.05mi	4/2.5 (+1)	2,520 (+8%)	14mo	$744,900	$296	33
286 S Greenfield Rd	1.28mi	3/2.0	2,860 (+22%)	14mo	$499,000	$174	28
11 Brookwood Dr	1.43mi	4/3.5 (+1)	2,164 (-7%)	16mo	$460,000	$213	28
1 Buff Rd	0.97mi	3/2.5	2,077 (-11%)	20mo	$689,564	$332	27
23 Walter Dr	1.27mi	4/2.0 (+1)	1,860 (-20%)	10mo	$508,500	$273	26
26 Walter Dr	1.23mi	4/2.5 (+1)	2,000 (-14%)	10mo	$537,000	$269	26
15 Walter Dr	1.31mi	3/1.5	1,872 (-20%)	21mo	$425,000	$227	21
21 Pine Robin Rd	1.43mi	4/2.5 (+1)	2,591 (+11%)	23mo	$500,000	$193	20
69 Petrified Gardens Rd	0.90mi	3/1.0	1,789 (-23%)	20mo	$200,000	$112	19
6 Lower Meadow Ln	0.92mi	4/3.0 (+1)	2,788 (+19%)	19mo	$1,150,000	$412	15

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 48.3%
• Equity multiple: 3.26×
• Total profit: $158,184
• Equity at exit: $37,276

10-year hold

• IRR: 56.0%
• Equity multiple: 7.99×
• Total profit: $489,535
• Equity at exit: $21,615

Cash invested: $70,000 (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 12866

• Home prices YoY: -31.8%
• Rents YoY: 9.2%
• Active inventory: 561
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,549 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$311 /mo · $3,727/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,165
• Net cashflow: $2,658

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,550
Total (2 units)			$5,549

Break-even live

Break-even rent $2,184

Max offer price $250,000

Occupancy floor 47%

Sensitivity live

Price	-10% $2,799	-5% $2,729	+0% $2,658	+5% $2,587	+10% $2,516
Rent	-10% $2,220	-5% $2,439	+0% $2,658	+5% $2,877	+10% $3,096
Rate	-1.0pp $2,784	-0.5pp $2,722	base $2,658	+0.5pp $2,593	+1.0pp $2,527

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: $62,500
• Closing costs: $7,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2025 Route 9N Greenfield Center, NY	2.0	2.0	—	$1,735	—	15d	1	0.97mi
26 Quiet Harbor Dr Saratoga Springs, NY	2.0–3.0	1.0–2.5	1179	$2,500	$2.12	15d	1	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $250,000 Active 307 DOM
2. 2026-08-07
   days on market $250,000 Active 306 DOM
3. 2026-08-06
   days on market $250,000 Active 305 DOM
4. 2026-08-05
   days on market $250,000 Active 304 DOM
5. 2026-08-04
   days on market $250,000 Active 303 DOM
6. 2026-08-03
   days on market $250,000 Active 302 DOM
7. 2026-07-31
   days on market $250,000 Active 299 DOM
8. 2026-07-29
   days on market $250,000 Active 297 DOM
9. 2026-07-27
   days on market $250,000 Active 295 DOM
10. 2026-07-25
    days on market $250,000 Active 293 DOM
11. 2026-07-24
    days on market $250,000 Active 292 DOM
12. 2026-07-23
    days on market $250,000 Active 291 DOM
13. 2026-07-22
    days on market $250,000 Active 290 DOM
14. 2026-07-21
    days on market $250,000 Active 289 DOM
15. 2026-07-18
    days on market $250,000 Active 286 DOM
16. 2026-07-16
    days on market $250,000 Active 284 DOM
17. 2026-07-16
    days on market $250,000 Active 283 DOM
18. 2026-07-14
    days on market $250,000 Active 282 DOM
19. 2026-07-13
    days on market $250,000 Active 281 DOM
20. 2026-07-12
    days on market $250,000 Active 280 DOM
21. 2026-07-11
    days on market $250,000 Active 279 DOM
22. 2026-07-10
    days on market $250,000 Active 278 DOM
23. 2026-07-09
    days on market $250,000 Active 277 DOM
24. 2026-07-07
    days on market $250,000 Active 275 DOM
25. 2026-07-06
    days on market $250,000 Active 274 DOM
26. 2026-07-05
    days on market $250,000 Active 273 DOM
27. 2026-07-04
    days on market $250,000 Active 272 DOM
28. 2026-07-03
    days on market $250,000 Active 271 DOM
29. 2026-07-02
    days on market $250,000 Active 270 DOM
30. 2026-07-01
    days on market $250,000 Active 269 DOM
31. 2026-06-30
    days on market $250,000 Active 268 DOM
32. 2026-06-29
    days on market $250,000 Active 267 DOM
33. 2026-06-28
    days on market $250,000 Active 266 DOM
34. 2026-06-28
    days on market $250,000 Active 265 DOM
35. 2026-06-27
    days on market $250,000 Active 264 DOM
36. 2026-06-25
    pricedays on market $250,000 Active 262 DOM
37. 2026-06-23
    days on market $265,000 Active 260 DOM
38. 2026-06-21
    days on market $265,000 Active 259 DOM
39. 2026-06-18
    days on market $265,000 Active 256 DOM
40. 2026-06-17
    days on market $265,000 Active 255 DOM
41. 2026-06-16
    days on market $265,000 Active 254 DOM
42. 2026-06-15
    days on market $265,000 Active 253 DOM
43. 2026-06-14
    days on market $265,000 Active 251 DOM
44. 2026-06-13
    days on market $265,000 Active 250 DOM
45. 2026-06-10
    days on market $265,000 Active 248 DOM
46. 2026-06-09
    days on market $265,000 Active 247 DOM
47. 2026-06-08
    days on market $265,000 Active 246 DOM
48. 2026-06-07
    days on market $265,000 Active 245 DOM
49. 2026-06-05
    days on market $265,000 Active 242 DOM
50. 2026-06-03
    days on market $265,000 Active 241 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: $3,727 · $311/mo
• Projected year-2 tax: $3,976 · $331/mo
• Expected delta: +$249/yr (+$21/mo · 6.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 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: $66,588
• − Mortgage interest: −$14,004
• − Property taxes: −$3,727
• − Insurance: −$1,250
• − Repairs & maintenance: −$5,327
• − Management: −$5,327
• − Depreciation: −$7,273
• Taxable income: $29,681
• Est. tax owed @ 24.0%: −$7,123
• After-tax cash flow: $24,772/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 · 10 photos

Fair 45/100 Moderate rehab Est. rehab $58,400–$105,120 screening

The home is in fair condition with average exterior and interior finishes. It requires minor repairs and maintenance, particularly in the kitchen and bathrooms, and could benefit from painting and landscaping to increase its value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets appear to be in good condition, but may benefit from a fresh coat of paint.
• Minor Bathroom fixtures — The fixtures appear to be in good condition, but may benefit from a fresh coat of paint.
• Minor Landscaping — The landscaping appears to be overgrown and could benefit from trimming and maintenance.

Value-add opportunities

• Both Painting — Painting the interior and exterior of the home can significantly improve its curb appeal and value. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape can improve the home's curb appeal and attract potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Division Street Elementary School A- NY #447/2,108 Nat'l #3,487/41,679 Middle Maple Avenue Middle School B NY #187/729 Nat'l #2,146/14,009 High Saratoga Springs High School A+ NY #83/1,100 Nat'l #116/17,239

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

A Composite livability gradescore 82/100

Livability — Saratoga Springs

• Score: 82/100
• State rank: #83
• US rank: #1284

Category grades

Amenities D+ Commute A- Cost of living F Crime B 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 · 238,889 people
• City population: 40,057
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 40,057
• Household income: $101,901
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% German/W. Germanic 1% Korean 1%

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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: ▼ -178.78%
• Current HPI: 382.7429
• Rent YoY: ▲ 9.15%
• Metro: Albany-Schenectady-Troy, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

+33.8% since first listed

29 events — show timeline

• 2026-05-20 Price Changed $265,000 Global MLS
• 2026-04-09 Relisted — Global MLS
• 2026-04-09 Price Changed $280,000 Global MLS
• 2026-04-08 Listing Removed — Global MLS
• 2026-02-27 Price Changed $295,000 Global MLS
• 2026-02-27 Relisted — Global MLS
• 2026-02-25 Listing Removed — Global MLS
• 2025-12-19 Price Changed $305,000 Global MLS
• 2025-11-05 Price Changed $315,000 Global MLS
• 2025-09-30 Listed $325,000 Global MLS
• 2025-06-04 Listing Removed — Global MLS
• 2025-05-06 Price Changed $290,000 OneKey® MLS as Distributed by MLS Grid
• 2025-05-06 Price Changed $290,000 Global MLS
• 2025-04-15 Listed $309,999 OneKey® MLS as Distributed by MLS Grid
• 2025-04-07 Listed $309,999 Global MLS
• 2024-04-17 Listing Removed — Global MLS
• 2024-03-27 Price Changed $299,999 Global MLS
• 2024-03-19 Price Changed $318,000 Global MLS
• 2024-03-19 Price Changed $320,000 Global MLS
• 2024-02-08 Price Changed $325,000 Global MLS
• 2024-02-06 Price Changed $335,000 Global MLS
• 2023-10-19 Relisted — Global MLS
• 2023-06-07 Listing Removed — Global MLS
• 2023-03-29 Price Changed $359,999 Global MLS
• 2023-02-01 Price Changed $365,000 Global MLS
• 2022-08-03 Price Changed $374,999 Global MLS
• 2022-07-18 Listed $389,999 Global MLS
• 2010-08-11 Listing Removed — Global MLS
• 2010-07-16 Listed $198,000 Global MLS

Property tax history

+0.9%/yr

Latest (2025): $3,727 · -4.8% YoY. Source: county tax records.