115 Oak St · Corinth, NY 12822

$179,900

4 bd · 1.5 ba · 1,888 sqft · SingleFamily public records · 28 Days on market

Built 1890 10,018 sqft lot $95/sqft · 41% below area Est $307k · 41% under ↓ 21% since listing

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the Town of Corinth, this spacious and well-maintained 4 bedroom, 1 and a half bath home is full of character and original charm. Featuring hardwood floors, beautiful wood trim, and large open living and dining areas, the home offers a warm and inviting layout. The kitchen provides ample cabinetry and workspace, while generously sized bedrooms add to the home's comfort and functionality. Enjoy the covered front porch, perfect for relaxing, along with a large yard and a detached 2-car garage offering plenty of parking and storage. Conveniently located and full of potential, this property is ideal for an owner occupant or investment opportunity.

Key facts

• Wood trim
• Covered front porch
• Ample cabinetry

Tags

• HARDWOOD FLOORS
• WOOD TRIM
• OPEN LIVING AND DINING
• AMPLE CABINETRY
• COVERED FRONT PORCH
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (23.3% below list).
• Recommended offer: $138k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% in Corinth — 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 68/100 on livability (#514 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: employment C-, amenities F, commute F.
• Corinth Central School District (town): math 38% / reading 53% proficiency, ranked #448 of 590 in NY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 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 $19k of equity ($1k loan paydown + $18k 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 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,992 (23.3% 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (median comp): $306,654
• List price: $179,900
• Delta: -41.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Main St	0.26mi	4/2.0	1,841 (-2%)	2mo	$120,000	$65	80
215 Oak St	0.12mi	3/2.0 (-1)	2,000 (+6%)	0mo	$299,900	$150	77
308 Oak St	0.22mi	3/2.0 (-1)	1,872 (-1%)	19mo	$329,500	$176	65
114 Oak St	0.03mi	3/1.5 (-1)	1,680 (-11%)	22mo	$250,000	$149	57
99 Lemont Ave	0.36mi	3/3.0 (-1)	1,722 (-9%)	12mo	$299,900	$174	48
409 Center St	0.33mi	3/2.5 (-1)	1,650 (-13%)	8mo	$365,000	$221	47
13 Wall St	0.68mi	3/1.5 (-1)	1,916 (+2%)	20mo	$335,000	$175	45
10 W Mechanic St	0.68mi	5/2.0 (+1)	2,008 (+6%)	9mo	$290,000	$144	43
6 Heather Ln	0.66mi	3/2.5 (-1)	2,000 (+6%)	20mo	$380,000	$190	33
523 Palmer Ave	0.55mi	3/2.0 (-1)	2,134 (+13%)	20mo	$225,000	$105	30

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: 22.4%
• Equity multiple: 2.80×
• Total profit: $90,817
• Equity at exit: $162,068

10-year hold

• IRR: 20.1%
• Equity multiple: 6.42×
• Total profit: $273,062
• Equity at exit: $349,506

Cash invested: $50,372 (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 12822

• Home prices YoY: 3.8%
• Active inventory: 43
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$184 /mo · $2,210/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-112

Break-even live

Break-even rent $1,522

Max offer price $160,050

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-04
   status Pending 662-char remark

   Show marketing remark (662 chars)

   Located in the Town of Corinth, this spacious and well-maintained 4 bedroom, 1 and a half bath home is full of character and original charm. Featuring hardwood floors, beautiful wood trim, and large open living and dining areas, the home offers a warm and inviting layout. The kitchen provides ample cabinetry and workspace, while generously sized bedrooms add to the home's comfort and functionality. Enjoy the covered front porch, perfect for relaxing, along with a large yard and a detached 2-car garage offering plenty of parking and storage. Conveniently located and full of potential, this property is ideal for an owner occupant or investment opportunity.

2. 2026-04-30
   price $179,900 662-char remark

   Show marketing remark (662 chars)

   Located in the Town of Corinth, this spacious and well-maintained 4 bedroom, 1 and a half bath home is full of character and original charm. Featuring hardwood floors, beautiful wood trim, and large open living and dining areas, the home offers a warm and inviting layout. The kitchen provides ample cabinetry and workspace, while generously sized bedrooms add to the home's comfort and functionality. Enjoy the covered front porch, perfect for relaxing, along with a large yard and a detached 2-car garage offering plenty of parking and storage. Conveniently located and full of potential, this property is ideal for an owner occupant or investment opportunity.

3. 2026-04-11
   status Active 662-char remark

   Show marketing remark (662 chars)

   Located in the Town of Corinth, this spacious and well-maintained 4 bedroom, 1 and a half bath home is full of character and original charm. Featuring hardwood floors, beautiful wood trim, and large open living and dining areas, the home offers a warm and inviting layout. The kitchen provides ample cabinetry and workspace, while generously sized bedrooms add to the home's comfort and functionality. Enjoy the covered front porch, perfect for relaxing, along with a large yard and a detached 2-car garage offering plenty of parking and storage. Conveniently located and full of potential, this property is ideal for an owner occupant or investment opportunity.

4. 2026-04-07
   status Pending 662-char remark

   Show marketing remark (662 chars)

   Located in the Town of Corinth, this spacious and well-maintained 4 bedroom, 1 and a half bath home is full of character and original charm. Featuring hardwood floors, beautiful wood trim, and large open living and dining areas, the home offers a warm and inviting layout. The kitchen provides ample cabinetry and workspace, while generously sized bedrooms add to the home's comfort and functionality. Enjoy the covered front porch, perfect for relaxing, along with a large yard and a detached 2-car garage offering plenty of parking and storage. Conveniently located and full of potential, this property is ideal for an owner occupant or investment opportunity.

5. 2026-04-02
   listed $189,900 Active 662-char remark

   Show marketing remark (662 chars)

   Located in the Town of Corinth, this spacious and well-maintained 4 bedroom, 1 and a half bath home is full of character and original charm. Featuring hardwood floors, beautiful wood trim, and large open living and dining areas, the home offers a warm and inviting layout. The kitchen provides ample cabinetry and workspace, while generously sized bedrooms add to the home's comfort and functionality. Enjoy the covered front porch, perfect for relaxing, along with a large yard and a detached 2-car garage offering plenty of parking and storage. Conveniently located and full of potential, this property is ideal for an owner occupant or investment opportunity.

6. 2025-11-30
   status Active
7. 2025-11-17
   status Pending
8. 2025-11-17
   historical
9. 2025-11-07
   price $209,000
10. 2025-09-19
    price $214,900
11. 2025-08-29
    listed $229,000 Active

ⓘ 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: $2,210 · $184/mo
• Projected year-2 tax: $2,625 · $219/mo
• Expected delta: +$415/yr (+$35/mo · 18.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $16,559
• − Mortgage interest: −$10,077
• − Property taxes: −$2,210
• − Insurance: −$900
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$5,233
• Taxable loss: −$4,510
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $-266/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: Corinth Central School District
• NCES district ID: 3608370
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $54,143
• Composite: 39.4/100
• National rank: #3968
• State rank: #448 of 590 in NY

Livability — Corinth

• Score: 68/100
• State rank: #514
• US rank: #9140

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: Corinth, NY
• Population (ZIP): 6,149

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 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 3% Italian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 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: ▲ 11.62%
• Current HPI: 315.8502
• 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

-21.4% since first listed

11 events — show timeline

• 2026-05-04 Pending — Global MLS
• 2026-04-30 Price Changed $179,900 Global MLS
• 2026-04-11 Relisted — Global MLS
• 2026-04-07 Pending — Global MLS
• 2026-04-02 Listed $189,900 Global MLS
• 2025-11-30 Relisted — Global MLS
• 2025-11-17 Pending — Global MLS
• 2025-11-17 Listing Removed — Global MLS
• 2025-11-07 Price Changed $209,000 Global MLS
• 2025-09-19 Price Changed $214,900 Global MLS
• 2025-08-29 Listed $229,000 Global MLS

Property tax history

+6.5%/yr

Latest (2025): $2,210 · +71.2% YoY. Source: county tax records.