1180 Laural Ln · Saratoga Springs, NY 12020

$285,000

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 4 Days on market

Built 1989 0.51 ac lot Est $376k · 24% under

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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
• Cash flow +11.6/30.0
• Rent growth +5.0/5.0
• Schools +4.8/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• DSCR +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Colonial located in Laural Acres. Neutral decor throughout the house. Beautiful private backyard with above ground pool. Three great sized bedrooms & so much more! What a place! Very Good Condition

Key facts

• Spacious lot
• Prime location
• 0.51 acre lot

Tags

• SPACIOUS LOT
• PRIME LOCATION
• MINUTES TO SARATOGA SPRINGS
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Lot size approximately 0.51 acres

Exterior

• Parking: Attached garage (1 car); Total of 4 parking spaces
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Septic tank sewer; 150 amp electric service with circuit breakers; Cable available
• Home design: Single Family Residence; Property listed as fixer
• Construction: Vinyl siding; Block foundation; Asphalt roof; Living area approximately 1,300
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Electric forced-air heating; Natural gas available
• Interior features: 8 total rooms; Partial basement; Smoke and carbon monoxide detectors
• Laundry & utility: Washer and dryer (included); Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (12.9% below list).
• Recommended offer: $248k (12.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Ballston Spa Central School District (suburban): math 54% / reading 55% proficiency, ranked #289 of 590 in NY (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Malta Avenue Elementary School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 342 students, 29% FRL); Ballston Spa Middle School (math 40% / reading 59%, grade C, #280 of 729 statewide, top 40%, 945 students, 32% FRL); Ballston Spa Senior High School (math 92% / reading 64%, grade A-, #568 of 1,100 statewide, top 52%, 1,249 students, 32% FRL).
• Market conditions: Rents rising fast (+11.3%/yr); 225 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $205k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $248,256 (12.9% 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. 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: 0.87% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $375,700
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1046 Laural Ln	0.18mi	3/1.5	1,300 (0%)	0mo	$500,000	$385	91
1050 Laural Ln	0.19mi	3/1.5	1,300 (0%)	14mo	$448,000	$345	79
1045 Laural Ln	0.15mi	3/1.0	1,320 (+2%)	12mo	$350,000	$265	78
1066 Laural Ln	0.25mi	3/1.5	1,400 (+8%)	19mo	$405,000	$289	60
26 Northwood Dr	0.65mi	3/1.0	1,188 (-9%)	5mo	$335,000	$282	49

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.52×
• Total profit: $-38,484
• Equity at exit: $42,494

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $19,459
• Equity at exit: $24,642

Cash invested: $79,800 (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 12020

• Home prices YoY: -14.8%
• Rents YoY: 11.3%
• Active inventory: 225
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,483 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$434 /mo · $5,212/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-86

Break-even live

Break-even rent $2,592

Max offer price $269,727

Occupancy floor 98%

Sensitivity live

Price	-10% $75	-5% $-6	+0% $-86	+5% $-167	+10% $-248
Rent	-10% $-283	-5% $-185	+0% $-86	+5% $12	+10% $110
Rate	-1.0pp $57	-0.5pp $-14	base $-86	+0.5pp $-160	+1.0pp $-235

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Pleasant St Ballston Spa, NY	2.0	1.0	1100	$2,100	$1.91	45d	1	1.44mi
2400 Steeplechase Blvd Ballston Spa, NY	2.0–3.0	2.0	1215	$2,600	$2.14	16d	6	1.44mi

Listing history 12 events

1. 2026-06-02
   status $285,000 Pending 4 DOM
2. 2026-06-01
   days on market $285,000 Active 4 DOM
3. 2026-05-31
   days on market $285,000 Active 3 DOM
4. 2026-05-31
   days on market $285,000 Active 2 DOM
5. 2026-05-28
   listed $285,000 Active
6. 2008-01-10
   soldstatus $205,000
7. 2007-12-28
   soldstatus $205,000 209-char remark

   Show marketing remark (209 chars)

   Lovely Colonial located in Laural Acres. Neutral decor throughout the house. Beautiful private backyard with above ground pool. Three great sized bedrooms & so much more! What a place! Very Good Condition

8. 2007-11-23
   historical 209-char remark

   Show marketing remark (209 chars)

   Lovely Colonial located in Laural Acres. Neutral decor throughout the house. Beautiful private backyard with above ground pool. Three great sized bedrooms & so much more! What a place! Very Good Condition

9. 2007-06-22
   listed $214,000 209-char remark

   Show marketing remark (209 chars)

   Lovely Colonial located in Laural Acres. Neutral decor throughout the house. Beautiful private backyard with above ground pool. Three great sized bedrooms & so much more! What a place! Very Good Condition

10. 2002-09-12
    soldstatus $139,900
11. 2002-08-23
    soldstatus $13,900 207-char remark

    Show marketing remark (207 chars)

    SUPURN HOME LOCATED IN LAURAL ACRES WITH A BEAUTIFUL BACKYARD WITH ABOVE GROUND POOL AND PROFESSIONAL LANDSCAPING.THIS HOUSE HAS BEEN METICULOUSLY CARED FOR. EVERYTHING IS BETTER THAN NEW. Superior Condition

12. 2002-06-25
    listed $139,900 207-char remark

    Show marketing remark (207 chars)

    SUPURN HOME LOCATED IN LAURAL ACRES WITH A BEAUTIFUL BACKYARD WITH ABOVE GROUND POOL AND PROFESSIONAL LANDSCAPING.THIS HOUSE HAS BEEN METICULOUSLY CARED FOR. EVERYTHING IS BETTER THAN NEW. Superior Condition

ⓘ 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: $5,212 · $434/mo
• Projected year-2 tax: $5,212 · $434/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,791
• − Mortgage interest: −$15,964
• − Property taxes: −$5,212
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,383
• − Management: −$2,383
• − Depreciation: −$8,291
• Taxable loss: −$5,868
• Est. tax savings @ 24.0%: +$1,408
• After-tax cash flow: $371/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: Ballston Spa Central School District
• NCES district ID: 3603930
• Math proficiency: 54% ▼ -13.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $66,705
• Composite: 48.12/100
• National rank: #2184
• State rank: #289 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): 34,937
• Household income: $107,112
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 607.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 6% Iranian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Chinese 1% Spanish 1% Other Asian/Pacific 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: ▼ -60.23%
• Current HPI: 346.5996
• Rent YoY: ▲ 11.26%
• 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

+103.7% since first listed

8 events — show timeline

• 2026-05-28 Listed $285,000 Global MLS
• 2008-01-10 Sold (Public Records) $205,000 Public Records
• 2007-12-28 Sold (MLS) $205,000 Global MLS
• 2007-11-23 Listing Removed — Global MLS
• 2007-06-22 Listed $214,000 Global MLS
• 2002-09-12 Sold (Public Records) $139,900 Public Records
• 2002-08-23 Sold (MLS) $13,900 Global MLS
• 2002-06-25 Listed $139,900 Global MLS

Property tax history

+2.9%/yr

Latest (2025): $5,212 · +5.2% YoY. Source: county tax records.