33 Gregwood Cir · West Glens Falls, NY 12804

$80,000

3 bd · 1.0 ba · 852 sqft · SingleFamily · 191 Days on market

Fair condition $94/sqft · 77% 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 +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FOR SALE: 3 Bed / 1 Bath Single-Wide in Queensbury $80,000 OBO 33 Gregwood Circle | 852 sq ft Dont miss this spacious and move-in ready 3 bedroom, 1 bathroom single-wide located in a quiet, well-kept Queensbury neighborhood! This home features a bright open floor plan connecting the living room and kitchenperfect for everyday living and entertaining. All three bedrooms offer walk-in closets, giving you amazing storage. BIG BACKYARDperfect for kids, pets, entertaining, or relaxing outdoors! BONUS: The carpets will be professionally cleaned at NO cost to the buyer after closing! Great layout Walk-in closets Large backyard Nice neighborhood Mountain View Asking $80,000 OR BEST OFFER Perfect for a first-time buyer, downsizer, or anyone looking for affordable homeownership. Message me for details or to schedule a showing!

Key facts

• Open floor plan
• Large backyard
• Walk-in closets

Tags

• OPEN FLOOR PLAN
• WALK-IN CLOSETS
• LARGE BACKYARD
• QUIET NEIGHBORHOOD
• MOUNTAIN VIEW

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 2.4% in West Glens Falls — 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 71/100 on livability (#388 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: crime C-, cost of living C-, schools F.
• Queensbury Union Free School District (suburban): math 57% / reading 62% proficiency, ranked #230 of 590 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 160 active listings in the ZIP; 180 units permitted in Warren County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Warren County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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. 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: 2.24% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.28%
• DSCR: 3.06
• GRM: 3.7

CMA / ARV

• ARV (median comp): $351,230
• List price: $80,000
• Delta: -77.22%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.5%
• Equity multiple: 2.88×
• Total profit: $42,080
• Equity at exit: $11,928

10-year hold

• IRR: 49.6%
• Equity multiple: 5.80×
• Total profit: $107,595
• Equity at exit: $6,917

Cash invested: $22,400 (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 12804

• Home prices YoY: -9.0%
• Active inventory: 160
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $864

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 47%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $80,000 Active 191 DOM
2. 2026-06-18
   days on market $80,000 Active 190 DOM
3. 2026-06-17
   days on market $80,000 Active 189 DOM
4. 2026-06-16
   days on market $80,000 Active 188 DOM
5. 2026-06-15
   days on market $80,000 Active 187 DOM
6. 2026-06-14
   days on market $80,000 Active 185 DOM
7. 2026-06-12
   days on market $80,000 Active 184 DOM
8. 2026-06-09
   days on market $80,000 Active 181 DOM
9. 2026-06-08
   days on market $80,000 Active 180 DOM
10. 2026-06-07
    days on market $80,000 Active 179 DOM
11. 2026-06-07
    days on market $80,000 Active 178 DOM
12. 2026-06-04
    days on market $80,000 Active 175 DOM
13. 2026-06-02
    days on market $80,000 Active 174 DOM
14. 2026-06-01
    days on market $80,000 Active 173 DOM
15. 2026-05-31
    days on market $80,000 Active 172 DOM
16. 2026-05-31
    days on market $80,000 Active 171 DOM
17. 2025-12-10
    listed $80,000 Active 840-char remark

    Show marketing remark (840 chars)

    FOR SALE: 3 Bed / 1 Bath Single-Wide in Queensbury $80,000 OBO 33 Gregwood Circle | 852 sq ft Dont miss this spacious and move-in ready 3 bedroom, 1 bathroom single-wide located in a quiet, well-kept Queensbury neighborhood! This home features a bright open floor plan connecting the living room and kitchenperfect for everyday living and entertaining. All three bedrooms offer walk-in closets, giving you amazing storage. BIG BACKYARDperfect for kids, pets, entertaining, or relaxing outdoors! BONUS: The carpets will be professionally cleaned at NO cost to the buyer after closing! Great layout Walk-in closets Large backyard Nice neighborhood Mountain View Asking $80,000 OR BEST OFFER Perfect for a first-time buyer, downsizer, or anyone looking for affordable homeownership. Message me for details or to schedule a showing!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $21,519
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$2,327
• Taxable income: $9,667
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $8,045/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 · 12 photos

Fair 45/100 Cosmetic rehab

This single-wide mobile home in a quiet neighborhood is move-in ready with some cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor landscaping — snow-covered yard

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes kitchen and adds value
• Both update bathroom fixtures — modernizes bathroom and adds value
• Both landscaping and snow removal — enhances curb appeal and makes yard more inviting

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
landscaping · snow-covered yard	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes kitchen and adds value ↑
• Both update bathroom fixtures — modernizes bathroom and adds value ↑
• Both landscaping and snow removal — enhances curb appeal and makes yard more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Queensbury Union Free School District
• NCES district ID: 3624030
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 62% ▲ 2.00%
• Median HH income: $61,595
• Composite: 51.76/100
• National rank: #1679
• State rank: #230 of 590 in NY

Livability — West Glens Falls

• Score: 71/100
• State rank: #388
• US rank: #6663

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Glens Falls, NY
• Population (ZIP): 28,175

Population outlook (Warren County) Hauer SSP2

• Today (2025): 62,372 people
• By 2030: 60,491 · -3.0%
• By 2040: 55,616 · -10.8%
• By 2050: 50,437 · -19.1%
• By 2075: 40,843 · -34.5%
• By 2100: 31,159 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Warren

• 2024 margin: Toss-up / Even · D 47.9% · R 52.1%
• 2008→2024 swing: -6.9pp toward R · 2008: 2.6pp · 2024: -4.2pp
• All cycles: 2024: R+4.2 2020: R+0.2 2016: R+10.6 2012: D+2.1 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.40%
• Current HPI: 337.1909
• 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

1 event — show timeline

• 2025-12-10 Listed $80,000 ForSaleByOwner.com