55 Old Corinth Rd · Hadley, NY 12835

$159,900

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 9 Days on market

Built 1970 0.35 ac lot $123/sqft · 51% below area

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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 +12.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great deal at this price. Home had only one owner and has room for the growing family. Large living room with a beautiful wood fireplace. Newer oil hot water furnace that also heats your hot water. Appliances are newer high efficiency, also has a large, enclosed back porch for those warm summer nights. Plus, many free golf balls.

Key facts

• Enclosed back porch
• Wood fireplace
• 0.35 acre lot

Tags

• WOOD FIREPLACE
• OIL HOT WATER FURNACE
• ENCLOSED BACK PORCH

Property features AI

Exterior

• Parking: Attached garage with 4 garage spaces; Paved driveway; total of 4 parking spaces
• Security: Smoke detectors; Closed-circuit cameras
• Utilities: Public water; Septic tank; Cable available
• Home design: Single family residence; 1-story (all main living and bedrooms on first level)
• Construction: Aluminum siding; Block foundation; Metal roof; Living area approximately 1,300
• Exterior features: Enclosed porch; Patio/porch areas; Paved driveway; Landscaped lot; Road frontage (161')

Interior

• Kitchen: Electric oven; Range; Microwave; Refrigerator
• Bedrooms: Four first-floor bedrooms (one with built-in shelves)
• Flooring: Tile; Carpet
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Oil-fired hot water baseboard heating; Window air conditioning units
• Interior features: High-speed internet; Ceiling paddle fans; Built-in features; ENERGY STAR qualified appliances and windows; Curtain rods
• Laundry & utility: Washer and dryer; Laundry located in the basement; Sump pump in basement; Fuel tank(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (18.9% below list).
• Recommended offer: $130k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#974 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F, health & safety D-.
• Hadley-Luzerne Central School District (rural): math 41% / reading 57% proficiency, ranked #396 of 590 in NY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hadley-Luzerne Junior-Senior High School (math 62% / reading 67%, grade B-, #776 of 1,100 statewide, top 73%, 304 students, 54% FRL).
• Zoned-school proficiency averages 64% at this address vs 49% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Hadley-Luzerne Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 45 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 $17k of equity ($1k loan paydown + $16k 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 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,608 (18.9% 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (median comp): $328,996
• List price: $159,900
• Delta: -51.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Golfview Rd	0.38mi	3/1.0	1,288 (-1%)	15mo	$287,000	$223	68
11 Stewart Dr	0.50mi	3/2.0	1,250 (-4%)	8mo	$273,200	$219	59
12 Old Corinth Road Ext	0.11mi	4/1.5 (+1)	1,424 (+10%)	16mo	$145,000	$102	58
16 Fairview Rd	0.44mi	3/2.0	1,230 (-5%)	19mo	$275,000	$224	50
958 E River Dr	0.63mi	3/1.0	1,242 (-4%)	19mo	$125,000	$101	47
23 Stewart Dr	0.56mi	3/2.0	1,480 (+14%)	15mo	$276,000	$186	34
11 Bay Rd	0.70mi	3/2.0	1,154 (-11%)	22mo	$449,000	$389	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: 22.7%
• Equity multiple: 2.82×
• Total profit: $81,679
• Equity at exit: $144,051

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $244,845
• Equity at exit: $310,651

Cash invested: $44,772 (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 12835

• Home prices YoY: 20.0%
• Active inventory: 45
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$67
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-85

Break-even live

Break-even rent $1,404

Max offer price $144,843

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-06
   status Pending 331-char remark
2. 2026-04-27
   listed $159,900 Active 331-char remark

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$461/yr (+$38/mo · 25.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $15,553
• − Mortgage interest: −$8,957
• − Property taxes: −$1,781
• − Insurance: −$1,466
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,652
• Taxable loss: −$3,791
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $-113/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: Hadley-Luzerne Central School District
• NCES district ID: 3613110
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 57% ▲ 2.00%
• Median HH income: $52,974
• Composite: 42.18/100
• National rank: #3292
• State rank: #396 of 590 in NY

Livability — Hadley

• Score: 60/100
• State rank: #974
• US rank: #19019

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: Hadley, NY
• Population (ZIP): 2,700

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 4% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Lithuanian 5% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Russian/Polish/Slavic 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: ▲ 54.89%
• Current HPI: 328.7243
• 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

• 2026-05-06 Pending — Global MLS
• 2026-04-27 Listed $159,900 Global MLS

Property tax history

+0.3%/yr

Latest (2025): $1,781 · +6.1% YoY. Source: county tax records.