22 Parkhurst Rd · Saratoga Springs, NY 12831

$299,000

4 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 7 Days on market

Built 1931 1.53 ac lot Est $543k · 45% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 4 bed home nested in on 1.5 acres with so much to offer. Completely remodeled 1st floor, New hard wood floors, updated kitchen with SS appliances, Open concept with tons of natural light, new windows, spray-in insulation, custom accent wall, Laundry area and updated bath with tiled walk in shower. This home also offers a 2 car garage, custom firepit, sand box and so much more. Call today for a private showing! Very Good Condition, Special Assessment Description: Estimated

Key facts

• Covered porch
• Metal roof
• Over 1.5 acres

Tags

• OVER 1.5 ACRES
• CHICKEN COOP INCLUDED
• METAL ROOF
• NEW WINDOWS
• FIRST-FLOOR LAUNDRY
• COVERED PORCH

Property features AI

Exterior

• Parking: Detached garage (1 garage space); Off-street paved parking; Driveway; Total parking for 6 vehicles
• Utilities: Septic tank; Cable available
• Home design: Single-family residence; Living area approximately 1,417
• Construction: Aluminum siding; Drywall interior; Metal roof; Built on a full foundation
• Exterior features: Deck (pressure-treated); Porch; Paved driveway; Drive-paved exterior; Packing shed and detached garage(s); Level, corner lot with road frontage

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Primary bedroom on the second level; Three additional bedrooms on the second level
• Flooring: Vinyl; Carpet; Ceramic tile; Hardwood
• Bathrooms: One full bathroom on the first level
• Heating & cooling: Forced-air heating (oil); Central air conditioning
• Interior features: High-speed internet; Ceiling paddle fans; Ceramic tile bath; Sliding glass doors; Double-pane windows; Full basement with sump pump
• Laundry & utility: Main-level laundry room; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.7% vs local median 2.0% 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.
• 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: Ballard Elementary School (math 52% / reading 52%, grade C-, #988 of 2,108 statewide, top 49%, 309 students, 32% FRL); 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 72% at this address vs 54% district-wide (+18 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: 113 active listings in the ZIP; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 39% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $190k; list at $299k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,000

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $543,088
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Burnham Rd	0.49mi	3/2.0 (-1)	1,543 (+6%)	13mo	$575,000	$373	48
1 Campbell Dr	0.57mi	3/2.0 (-1)	1,630 (+12%)	3mo	$736,497	$452	42
38 Mt. Mcgregor Rd	0.71mi	3/2.0 (-1)	1,568 (+8%)	20mo	$430,000	$274	28
74 Ernst Rd	0.72mi	3/2.0 (-1)	1,292 (-11%)	21mo	$180,000	$139	21

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-9,633
• Equity at exit: $44,582

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $41,555
• Equity at exit: $25,852

Cash invested: $83,720 (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 12831

• Home prices YoY: -12.8%
• Active inventory: 113
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,255 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$269 /mo · $3,232/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$684
• Net cashflow: $610

Break-even live

Break-even rent $2,483

Max offer price $299,000

Occupancy floor 76%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-19
   listed $299,000 Active
2. 2020-09-14
   soldstatus $190,000
3. 2020-09-14
   soldstatus $190,000
4. 2020-08-07
   soldstatus $190,000 Closed (Final Sale) 487-char remark

   Show marketing remark (487 chars)

   Affordable 4 bed home nested in on 1.5 acres with so much to offer. Completely remodeled 1st floor, New hard wood floors, updated kitchen with SS appliances, Open concept with tons of natural light, new windows, spray-in insulation, custom accent wall, Laundry area and updated bath with tiled walk in shower. This home also offers a 2 car garage, custom firepit, sand box and so much more. Call today for a private showing! Very Good Condition, Special Assessment Description: Estimated

5. 2020-06-19
   status Pend (Under Cntr) 487-char remark

   Show marketing remark (487 chars)

   Affordable 4 bed home nested in on 1.5 acres with so much to offer. Completely remodeled 1st floor, New hard wood floors, updated kitchen with SS appliances, Open concept with tons of natural light, new windows, spray-in insulation, custom accent wall, Laundry area and updated bath with tiled walk in shower. This home also offers a 2 car garage, custom firepit, sand box and so much more. Call today for a private showing! Very Good Condition, Special Assessment Description: Estimated

6. 2020-06-16
   listed $169,900 New 487-char remark

   Show marketing remark (487 chars)

   Affordable 4 bed home nested in on 1.5 acres with so much to offer. Completely remodeled 1st floor, New hard wood floors, updated kitchen with SS appliances, Open concept with tons of natural light, new windows, spray-in insulation, custom accent wall, Laundry area and updated bath with tiled walk in shower. This home also offers a 2 car garage, custom firepit, sand box and so much more. Call today for a private showing! Very Good Condition, Special Assessment Description: Estimated

7. 2018-07-30
   soldstatus $119,100
8. 2018-07-18
   soldstatus $112,000 Closed (Final Sale) 531-char remark

   Show marketing remark (531 chars)

   Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

9. 2018-05-10
   status Pend (Under Cntr) 531-char remark

   Show marketing remark (531 chars)

   Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

10. 2018-04-13
    price $125,900 531-char remark

    Show marketing remark (531 chars)

    Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

11. 2018-04-12
    status Price Change 531-char remark

    Show marketing remark (531 chars)

    Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

12. 2018-03-30
    status Pend (Under Cntr) 531-char remark

    Show marketing remark (531 chars)

    Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

13. 2018-01-25
    price $145,900 531-char remark

    Show marketing remark (531 chars)

    Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

14. 2017-12-11
    price $155,900 531-char remark

    Show marketing remark (531 chars)

    Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

15. 2017-11-16
    listed $169,900 New 531-char remark

    Show marketing remark (531 chars)

    Great AFFORDABLE home with beautiful Parkhurst Rd location. Newer furnace, central air, submersible water pump, electrical service entrance, metal roof repainted, added R30 insulation in attic and blown in insulation in walls. Large open 1.5 acre lot with unlimited potential. 4 BDRM , 1 BATH, LR/ DR and Large Country Kitchen. Convenient heated Back Porch/ Laundry Area. 1 Car Garage. TLC/Renovation will make this a SURE BET! Minutes to Saratoga, Northway. Owner related. Call Jason Pratt 518-928-1529. Very Good Condition

16. 2010-10-05
    historical
17. 2010-05-25
    listed $159,900

ⓘ 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: $3,232 · $269/mo
• Projected year-2 tax: $4,142 · $345/mo
• Expected delta: +$911/yr (+$76/mo · 28.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $39,062
• − Mortgage interest: −$16,749
• − Property taxes: −$3,232
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,125
• − Management: −$3,125
• − Depreciation: −$8,698
• Taxable income: $2,639
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $6,683/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: 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 — 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 · 166,192 people
• City population: 40,057
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 18,025
• Household income: $100,024
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 497.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 4% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -51.79%
• Current HPI: 351.6972
• Rent YoY: —
• Metro: Albany-Schenectady-Troy, NY
• 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

+87.0% since first listed

17 events — show timeline

• 2026-05-19 Listed $299,000 Global MLS
• 2020-09-14 Sold (Public Records) $190,000 Public Records
• 2020-09-14 Sold (Public Records) $190,000 Public Records
• 2020-08-07 Sold (MLS) $190,000 Global MLS
• 2020-06-19 Pending — Global MLS
• 2020-06-16 Listed $169,900 Global MLS
• 2018-07-30 Sold (Public Records) $119,100 Public Records
• 2018-07-18 Sold (MLS) $112,000 Global MLS
• 2018-05-10 Pending — Global MLS
• 2018-04-13 Price Changed $125,900 Global MLS
• 2018-04-12 Relisted — Global MLS
• 2018-03-30 Pending — Global MLS
• 2018-01-25 Price Changed $145,900 Global MLS
• 2017-12-11 Price Changed $155,900 Global MLS
• 2017-11-16 Listed $169,900 Global MLS
• 2010-10-05 Listing Removed — Global MLS
• 2010-05-25 Listed $159,900 Global MLS

Property tax history

+3.0%/yr

Latest (2025): $3,232 · +2.7% YoY. Source: county tax records.