65 Curt Blvd · Saratoga Springs, NY 12866

$339,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 4 Days on market

Built 1970 10,454 sqft lot Est $459k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Schools +6.1/10.0
• Rent growth +4.8/5.0
• Livability +4.1/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

Key facts

• Move-in ready
• Updated bath
• First-floor living

Tags

• UPDATED KITCHEN
• UPDATED BATH
• FIRST-FLOOR LIVING
• MOVE-IN READY
• NATURAL LIGHT
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Total of 4 parking spaces; Driveway; Off-street paved parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Updated/remodeled condition; Below-grade finished area present
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built with below-grade finished area
• Exterior features: Patio; Exterior lighting; Landscaped lot

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on the first floor; Additional bedrooms on the first floor
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Seven total rooms; Sliding doors; Updated/remodeled interior
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (22.3% below list).
• Recommended offer: $264k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• 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: Geyser Road Elementary School (math 67% / reading 67%, grade B+, #525 of 2,108 statewide, top 27%, 348 students, 34% 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: Rents rising fast (+9.2%/yr); 474 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).
• This rent runs 31% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.
• 7 sale attempts since 27y 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 $102k; list at $339k implies a 232% gain — meaningful room to come down on a strong offer.

Recommended offer $263,534 (22.3% 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 1970 — 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. 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?
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: 0.78% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $459,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Vichy Dr	0.32mi	4/1.5 (+1)	1,806 (+0%)	1mo	$430,000	$238	77
69 Vichy Dr	0.27mi	4/1.5 (+1)	1,890 (+5%)	7mo	$379,000	$201	67
1 Orenda Spring Dr	0.54mi	3/1.0	1,696 (-6%)	7mo	$345,000	$203	60
66 Hathorn Blvd	0.26mi	4/1.5 (+1)	1,620 (-10%)	6mo	$436,000	$269	60
76 Trottingham Ct	0.16mi	4/2.0 (+1)	1,612 (-10%)	10mo	$285,600	$177	58
7 Hathorn Blvd Blvd	0.43mi	4/2.0 (+1)	1,748 (-3%)	10mo	$407,500	$233	57
6 Katie Ln	0.24mi	3/2.0	2,055 (+14%)	11mo	$828,000	$403	52
101 Hathorn Blvd	0.58mi	3/1.0	1,612 (-10%)	7mo	$295,000	$183	49
52 Wagon Wheel Trl	0.55mi	4/1.5 (+1)	1,640 (-9%)	11mo	$420,000	$256	43
27 Orenda Spring Dr	0.52mi	4/1.5 (+1)	1,640 (-9%)	13mo	$420,000	$256	43
32 Tamarack Trail Trl	0.54mi	4/1.5 (+1)	1,610 (-11%)	9mo	$410,000	$255	43
31 Vichy Dr	0.61mi	4/1.5 (+1)	1,590 (-12%)	14mo	$430,000	$270	34

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: -15.7%
• Equity multiple: 0.42×
• Total profit: $-55,254
• Equity at exit: $50,546

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-3,027
• Equity at exit: $29,311

Cash invested: $94,920 (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 12866

• Home prices YoY: -31.8%
• Rents YoY: 9.2%
• Active inventory: 474
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,635 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$387 /mo · $4,643/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-224

Break-even live

Break-even rent $2,919

Max offer price $299,431

Occupancy floor —

Sensitivity live

Price	-10% $-32	-5% $-128	+0% $-224	+5% $-320	+10% $-416
Rent	-10% $-432	-5% $-328	+0% $-224	+5% $-120	+10% $-16
Rate	-1.0pp $-53	-0.5pp $-138	base $-224	+0.5pp $-312	+1.0pp $-401

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Winners Cir Saratoga Springs, NY	3.0	2.5	1778	$2,500	$1.41	16d	1	0.77mi
91 Hutchins Rd Ballston Spa, NY	2.0	2.0	1316	$3,050	$2.32	15d	7	1.05mi

Listing history 20 events

1. 2026-05-20
   listed $339,000 Active
2. 2018-01-18
   soldstatus $102,128 Closed (Final Sale) 486-char remark

   Show marketing remark (486 chars)

   BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

3. 2017-11-29
   status Pend (Under Cntr) 486-char remark

   Show marketing remark (486 chars)

   BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

4. 2017-11-14
   status Back On Market 486-char remark

   Show marketing remark (486 chars)

   BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

5. 2017-10-20
   status Pend (Under Cntr) 486-char remark

   Show marketing remark (486 chars)

   BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

6. 2017-10-17
   status Back On Market 486-char remark

   Show marketing remark (486 chars)

   BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

7. 2017-09-05
   status Pend (Under Cntr) 486-char remark

   Show marketing remark (486 chars)

   BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

8. 2017-08-26
   listed $120,000 New 486-char remark

   Show marketing remark (486 chars)

   BACK ON MARKET! Geyser Crest ranch in need of finishes and modern updates. Newer windows, newer roof, open layout! With a little love and some TLC, this house could be full of equity! In need of Foundation Repairs. Refer to MLS Disclosures for additional info. HUD Home. Sold “AS IS” by elec bid only. Prop avail 11-14-17. Bids due by 11:59PM daily until sold. Open to all bidders. FHA Case #371-381532. Built 1970- LBP Req. UI. Eligible for Cash or FHA 203k. Fair Condition

9. 2008-07-07
   soldstatus $155,820
10. 2008-05-09
    soldstatus $155,820 299-char remark

    Show marketing remark (299 chars)

    Perfect starter or retirement home! Charming 3 Bedroom, 1.5 bath ranch. Enjoy beautiful hardwood floors, gas heat and central air. Freshly painted and ready to move right in. Also includes finished basement, fenced yard, new Pella windows and new flooring in kitchen and bath. Excellent Condition

11. 2008-03-27
    historical 299-char remark

    Show marketing remark (299 chars)

    Perfect starter or retirement home! Charming 3 Bedroom, 1.5 bath ranch. Enjoy beautiful hardwood floors, gas heat and central air. Freshly painted and ready to move right in. Also includes finished basement, fenced yard, new Pella windows and new flooring in kitchen and bath. Excellent Condition

12. 2007-10-27
    listed $149,900 299-char remark

    Show marketing remark (299 chars)

    Perfect starter or retirement home! Charming 3 Bedroom, 1.5 bath ranch. Enjoy beautiful hardwood floors, gas heat and central air. Freshly painted and ready to move right in. Also includes finished basement, fenced yard, new Pella windows and new flooring in kitchen and bath. Excellent Condition

13. 2004-03-11
    soldstatus $104,000
14. 2004-02-23
    soldstatus $104,000
15. 2004-01-05
    historical
16. 2003-09-08
    listed $106,500
17. 2000-01-20
    soldstatus $77,500
18. 1999-12-10
    soldstatus $77,500
19. 1999-10-21
    historical
20. 1999-09-11
    listed $79,900

ⓘ 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: $4,643 · $387/mo
• Projected year-2 tax: $5,186 · $432/mo
• Expected delta: +$543/yr (+$45/mo · 11.7%)

ⓘ 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 · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $31,624
• − Mortgage interest: −$18,989
• − Property taxes: −$4,643
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − Depreciation: −$9,862
• Taxable loss: −$8,625
• Est. tax savings @ 24.0%: +$2,070
• After-tax cash flow: $-618/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 — 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

• Census place: Saratoga Springs, NY
• County: Saratoga County · 166,192 people
• City population: 40,057
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 40,057
• Household income: $101,901
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 1424.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Asian 2% Black 2%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 2%
• Foreign-born: 6% · Canada, South Korea, China
• Languages at home: 92% English-only · Spanish 2% German/W. Germanic 1% Korean 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: ▼ -178.78%
• Current HPI: 382.7429
• Rent YoY: ▲ 9.15%
• 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

+324.3% since first listed

20 events — show timeline

• 2026-05-20 Listed $339,000 Global MLS
• 2018-01-18 Sold (MLS) $102,128 Global MLS
• 2017-11-29 Pending — Global MLS
• 2017-11-14 Relisted — Global MLS
• 2017-10-20 Pending — Global MLS
• 2017-10-17 Relisted — Global MLS
• 2017-09-05 Pending — Global MLS
• 2017-08-26 Listed $120,000 Global MLS
• 2008-07-07 Sold (Public Records) $155,820 Public Records
• 2008-05-09 Sold (MLS) $155,820 Global MLS
• 2008-03-27 Listing Removed — Global MLS
• 2007-10-27 Listed $149,900 Global MLS
• 2004-03-11 Sold (Public Records) $104,000 Public Records
• 2004-02-23 Sold (MLS) $104,000 Global MLS
• 2004-01-05 Listing Removed — Global MLS
• 2003-09-08 Listed $106,500 Global MLS
• 2000-01-20 Sold (Public Records) $77,500 Public Records
• 1999-12-10 Sold (MLS) $77,500 Global MLS
• 1999-10-21 Listing Removed — Global MLS
• 1999-09-11 Listed $79,900 Global MLS

Property tax history

+5.5%/yr

Latest (2025): $4,643 · +6.6% YoY. Source: county tax records.