ZIP 12188 Foreclosure, Tax-Lien & Distress Report
Saratoga County, New York · Distress market
In Saratoga County, New York, ZIP 12188 scores 22 of 100 for composite distress, a low level on DLRadar's public-record index. The split runs 51/100 structural to 2/100 active on the ground. It additionally carries heavy environmental risk: climate & FEMA risk (79/100), flood (NFIP) exposure (64/100). Property-level stress concentrates in construction/permit lag (58/100), structural risk (51/100), institutional ownership (15/100). On the quiet end sit institutional ownership (15/100) and mortgage stress (7/100).
The expansion-phase market in 12188 posted values that rose 6.6% over the year, and 19% higher over three years, at 39/100 phase confidence. Rising prices can mask pockets of distress, where per-parcel scoring earns its keep.
Owners hold 72% of homes, renters 28%. On demographic stress specifically, 12188 scores 24/100. The typical home is worth about $281,400 (3.2× income, relatively affordable). Around 32% of adults hold a bachelor's degree or higher. Population is roughly 11,414 with a median age of 45. The vacancy rate is 5.4%. Around 22% of renters are cost-burdened. Median household income is $87,212, near the U.S. median near $78,000. There are about 5,167 housing units across 12188. Roughly 5.5% live below the poverty line, a low share typical of higher-equity areas.
On balance, 12188 reads as a higher-equity, stable market where distress is selective and worth pinpointing parcel by parcel. Parcel-level detail for 12188 is not published yet -- the ZIP-level readings above remain fully sourced to public records.
No ZIP is too small to score: 12188 passes through the same foreclosure, tax, mortgage and bank-stress model as any major-metro ZIP, so its 22/100 composite is a like-for-like number rather than an isolated estimate. Sparse data for 12188 shows as blanks, never estimates, and the score updates on every fresh public filing.
The 22/100 for 12188 sums independent layers - foreclosure, mortgage, tax-lien, lender headwind and structural risk - so the mix behind the number matters as much as the number. For an operator, 12188 is step one - verify, pull the parcels driving the score, and move straight through to a funded close.
Signal-by-signal read on 12188
Delinquent tax, institutional holdings, insurance strain, flood/NFIP exposure, build-out lag, price dislocation and auction pace — along with the 0 individual distressed properties (owner, address, APN, per-property score and exit read) are in the full DLRadar report.
The 12188 distress snapshot
Real-time distress, cycle phase, housing and bank-stress readings for 12188, the same set carried on every parcel.
Saratoga County ZIPs near 12188
Related reports across Saratoga County, New York
Related ZIP, county and statewide reads linked to Saratoga County, New York.
The complete 12188 distress and acquisition report
The full 12188 file lists each distressed parcel with owner, address, APN, per-property score, bank exposure and exit-velocity read, and carries it straight through funding and closing. Refreshed continuously.
Rules-based scoring — each signal ties to a public dataset · methodology