42 Indiana Ave · West Glens Falls, NY 12804

$99,999

1 bd · 1.0 ba · 758 sqft · SingleFamily public records · 35 Days on market

Built 1940 9,583 sqft lot $132/sqft · 46% below area Est $187k · 46% under ↓ 15% 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).

• Cash flow +18.1/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.7/10.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom home with rustic character and solid potential, located in a peaceful Queensbury setting. All utilities are currently functioning, making this property an excellent opportunity for an owner-occupant, weekend retreat, or investment project. The home features a unique barn-style design, spacious outdoor areas, and a private setting with plenty of room to make it your own. With just a light cleanup and some cosmetic renovations, this property could be move-in ready in a short time. Ideal for buyers looking to add value while preserving the home's distinctive charm. Conveniently located near Lake George, shopping, restaurants, and major routes while still offering a quiet cou

Key facts

• Barn-style design
• Private setting
• Quiet country feel

Tags

• BARN-STYLE DESIGN
• SPACIOUS OUTDOOR AREAS
• PRIVATE SETTING
• QUIET COUNTRY FEEL

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Total parking for 6 vehicles; Driveway parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Facing direction not specified; Living area reported as 758
• Construction: Wood siding construction
• Exterior features: Paved driveway

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Bedroom on the first level
• Bathrooms: 1 full bathroom on the first level
• Heating & cooling: Oil heating; Cooling system (other)
• Interior features: 5 total rooms; Basement (other)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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-, amenities 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.
• Zoned schools: Queensbury Elementary School (math 67% / reading 62%, grade B, #591 of 2,108 statewide, top 31%, 880 students, 41% FRL); Queensbury Senior High School (math 79% / reading 98%, grade A, #299 of 1,100 statewide, top 27%, 980 students, 31% FRL).
• Zoned-school proficiency averages 76% at this address vs 60% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Queensbury Union Free School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.10% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 7.6

CMA / ARV

• ARV (median comp): $186,632
• List price: $99,999
• Delta: -46.42%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Maine Ave	0.34mi	2/1.0 (+1)	840 (+11%)	20mo	$162,000	$193	44

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-10,526
• Equity at exit: $14,910

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,656
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$215 /mo · $2,579/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $88

Break-even live

Break-even rent $989

Max offer price $99,999

Occupancy floor 87%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Staple St Glens Falls, NY	1.0	1.0	897	$1,100	$1.23	23d	1	1.46mi

Listing history 23 events

1. 2026-06-19
   days on market $99,999 Active 35 DOM
2. 2026-06-18
   days on market $99,999 Active 34 DOM
3. 2026-06-17
   days on market $99,999 Active 33 DOM
4. 2026-06-17
   price $99,999 Active 32 DOM
5. 2026-06-16
   days on market $109,999 Active 32 DOM
6. 2026-06-15
   days on market $109,999 Active 31 DOM
7. 2026-06-14
   days on market $109,999 Active 29 DOM
8. 2026-06-12
   pricedays on market $109,999 Active 28 DOM
9. 2026-06-09
   days on market $119,999 Active 25 DOM
10. 2026-06-08
    days on market $119,999 Active 24 DOM
11. 2026-06-07
    days on market $119,999 Active 23 DOM
12. 2026-06-07
    days on market $119,999 Active 22 DOM
13. 2026-06-04
    days on market $119,999 Active 19 DOM
14. 2026-06-02
    days on market $119,999 Active 18 DOM
15. 2026-06-01
    days on market $119,999 Active 17 DOM
16. 2026-05-31
    days on market $119,999 Active 16 DOM
17. 2026-05-31
    days on market $119,999 Active 15 DOM
18. 2026-05-15
    listed $119,999 Active 712-char remark
19. 2019-02-28
    historical
20. 2004-12-30
    historical
21. 2004-11-24
    soldstatus $60,420
22. 2004-04-04
    listed $59,900
23. 2003-10-15
    listed $118,000

ⓘ 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: $2,579 · $215/mo
• Projected year-2 tax: $2,579 · $215/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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $13,200
• − Mortgage interest: −$5,601
• − Property taxes: −$2,579
• − Insurance: −$500
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,909
• Taxable loss: −$501
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $1,177/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: 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

-15.3% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $99,999 Global MLS
• 2026-06-12 Price Changed $109,999 Global MLS
• 2026-05-15 Listed $119,999 Global MLS
• 2019-02-28 Listing Removed — Global MLS
• 2004-12-30 Listing Removed — Global MLS
• 2004-11-24 Sold (Public Records) $60,420 Public Records
• 2004-04-04 Listed $59,900 Global MLS
• 2003-10-15 Listed $118,000 Global MLS

Property tax history

+7.1%/yr

Latest (2025): $2,579 · +17.3% YoY. Source: county tax records.