8 Park Ave · Milton, NY 12850

$145,000

2 bd · 1.0 ba · 606 sqft · SingleFamily public records · 203 Days on market

Built 1940 5,662 sqft lot $239/sqft · 15% above area Est $126k · 15% over

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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 +19.0/30.0
• Schools +6.1/10.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.2/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

Key facts

• New well
• Updated siding
• Newer roof

Tags

• DEEDED LAKE ACCESS
• NEW WELL
• NEW SEPTIC SYSTEM
• NEWER ROOF
• UPDATED SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (8.0% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Zoned schools: Greenfield Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 406 students, 36% 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: 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 $1k 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.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $54k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $145k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1940 — 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. 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: 0.92% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.43%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $126,134
• List price: $145,000
• Delta: 14.96%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-13,980
• Equity at exit: $21,620

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-31
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,334 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $150

Break-even live

Break-even rent $1,144

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $232	-5% $191	+0% $150	+5% $109	+10% $68
Rent	-10% $45	-5% $97	+0% $150	+5% $203	+10% $255
Rate	-1.0pp $223	-0.5pp $187	base $150	+0.5pp $112	+1.0pp $74

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-21
   price $145,000 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

2. 2026-03-23
   status Active 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

3. 2026-02-19
   status Pending 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

4. 2026-02-19
   historical 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

5. 2026-01-05
   price $155,000 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

6. 2025-11-04
   price $165,000 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

7. 2025-10-21
   price $175,000 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

8. 2025-10-02
   listed $199,000 Active 1115-char remark

   Show marketing remark (1115 chars)

   Welcome to this charming 2-bedroom, 1-bath cottage tucked away in the serene setting of Lake Desolation. Offering deeded lake access, this home provides the perfect blend of rustic charm and modern convenience, whether you're seeking a year-round residence or a seasonal retreat. Inside, you'll find a warm and inviting living space with fresh paint throughout, creating a clean and welcoming atmosphere. The kitchen boasts abundant counter space and ample cabinetry, making meal preparation and storage a breeze. Recent updates ensure peace of mind, including a brand-newer well and septic system, a newer roof, and updated siding--all designed to keep maintenance low and comfort high. Outside, the cottage is surrounded by the natural beauty of the Adirondacks, giving you the perfect backdrop for relaxing mornings, weekend getaways, or hosting family and friends. Enjoy quiet evenings by the lake, outdoor adventures nearby, or simply the tranquility of your own private escape. With its ideal location, thoughtful updates, and timeless cottage feel, this property is a true hidden gem waiting to be enjoyed.

9. 2025-09-16
   soldstatus $63,000
10. 2016-10-04
    soldstatus $70,000
11. 2016-09-27
    soldstatus $70,000 Closed (Final Sale) 272-char remark

    Show marketing remark (272 chars)

    This year around home with lake rights and access is a short ride to Saratoga. Move into this very well maintained home with 2 bedrms, eat in kitchen and living rm, landscaped lot with a patio or a short walk to a deck over looking the beach and lake. Very Good Condition

12. 2016-08-24
    status Pend (Under Cntr) 272-char remark

    Show marketing remark (272 chars)

    This year around home with lake rights and access is a short ride to Saratoga. Move into this very well maintained home with 2 bedrms, eat in kitchen and living rm, landscaped lot with a patio or a short walk to a deck over looking the beach and lake. Very Good Condition

13. 2016-08-18
    price $74,900 272-char remark

    Show marketing remark (272 chars)

    This year around home with lake rights and access is a short ride to Saratoga. Move into this very well maintained home with 2 bedrms, eat in kitchen and living rm, landscaped lot with a patio or a short walk to a deck over looking the beach and lake. Very Good Condition

14. 2016-07-18
    listed $79,900 New 272-char remark

    Show marketing remark (272 chars)

    This year around home with lake rights and access is a short ride to Saratoga. Move into this very well maintained home with 2 bedrms, eat in kitchen and living rm, landscaped lot with a patio or a short walk to a deck over looking the beach and lake. Very Good Condition

15. 2002-09-27
    soldstatus $23,000
16. 1996-06-03
    soldstatus $15,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,724 · $144/mo
• Expected delta: +$726/yr (+$61/mo · 72.8%)

ⓘ 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 5 d/yr ≥93°F today · 12 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: $16,011
• − Mortgage interest: −$8,122
• − Property taxes: −$998
• − Insurance: −$725
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$4,218
• Taxable loss: −$615
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $1,948/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

+866.7% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $145,000 Global MLS
• 2026-03-23 Relisted — Global MLS
• 2026-02-19 Pending — Global MLS
• 2026-02-19 Listing Removed — Global MLS
• 2026-01-05 Price Changed $155,000 Global MLS
• 2025-11-04 Price Changed $165,000 Global MLS
• 2025-10-21 Price Changed $175,000 Global MLS
• 2025-10-02 Listed $199,000 Global MLS
• 2025-09-16 Sold (Public Records) $63,000 Public Records
• 2016-10-04 Sold (Public Records) $70,000 Public Records
• 2016-09-27 Sold (MLS) $70,000 Global MLS
• 2016-08-24 Pending — Global MLS
• 2016-08-18 Price Changed $74,900 Global MLS
• 2016-07-18 Listed $79,900 Global MLS
• 2002-09-27 Sold (Public Records) $23,000 Public Records
• 1996-06-03 Sold (Public Records) $15,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $998 · -4.8% YoY. Source: county tax records.