2025 Route 9N #162 · Saratoga Springs, NY 12833

$94,750

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 47 Days on market

Built 2026 Poor condition

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Make the move to Brookview Village in Greenfield Center for just $94,750 and settle in before the excitement of the 2026 Saratoga race season begins! This home includes a private storage shed and provides full access to community perks like a dog park, basketball court, and playground. With on-site management and 24-hour maintenance services, you can enjoy a low-maintenance lifestyle just minutes from the track. Schedule your tour today to claim your spot in this prime location before the summer rush!

Key facts

• 24 hour maintenance
• Basketball court
• Saratoga race track

Tags

• 24 HOUR MAINTENANCE
• BASKETBALL COURT
• OPEN CONCEPT FLOOR PLANS
• SPACIOUS PRIMARY SUITES
• EAT IN KITCHENS
• SARATOGA RACE TRACK

Property features AI

Finance

• Financial info: List price reported as 115000

Exterior

• Utilities: Central air; Ceiling fan(s)
• Home design: Spec-built plan: Eagle River Brookview Expansion; Living area reported as 1493
• Exterior features: Shake roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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+, schools 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.
• Market conditions: 47 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 $9k of equity ($656 loan paydown + $8k appreciation (8.7% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 47 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,907 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.36%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.8%
• Equity multiple: 4.77×
• Total profit: $100,143
• Equity at exit: $76,503

10-year hold

• IRR: 48.3%
• Equity multiple: 10.38×
• Total profit: $248,747
• Equity at exit: $156,383

Cash invested: $26,530 (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 12833

• Home prices YoY: 2.6%
• Active inventory: 47
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$497
• Tax est. 1.5%: −$118 /mo · $1,421/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $892

Break-even live

Break-even rent $829

Max offer price $94,750

Occupancy floor 49%

Sensitivity live

Price	-10% $958	-5% $925	+0% $892	+5% $860	+10% $827
Rent	-10% $738	-5% $815	+0% $892	+5% $970	+10% $1,047
Rate	-1.0pp $940	-0.5pp $916	base $892	+0.5pp $868	+1.0pp $843

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: $23,688
• Closing costs: $2,842
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $94,750 Active 47 DOM
2. 2026-06-17
   days on market $94,750 Active 46 DOM
3. 2026-06-16
   days on market $94,750 Active 45 DOM
4. 2026-06-15
   days on market $94,750 Active 44 DOM
5. 2026-06-14
   days on market $94,750 Active 42 DOM
6. 2026-06-13
   days on market $94,750 Active 41 DOM
7. 2026-06-10
   days on market $94,750 Active 39 DOM
8. 2026-06-09
   days on market $94,750 Active 38 DOM
9. 2026-06-08
   days on market $94,750 Active 37 DOM
10. 2026-06-07
    days on market $94,750 Active 36 DOM
11. 2026-06-05
    days on market $94,750 Active 33 DOM
12. 2026-06-03
    days on market $94,750 Active 32 DOM
13. 2026-06-02
    days on market $94,750 Active 31 DOM
14. 2026-06-01
    days on market $94,750 Active 30 DOM
15. 2026-05-31
    days on market $94,750 Active 29 DOM
16. 2026-05-31
    days on market $94,750 Active 28 DOM
17. 2026-05-02
    listed $115,000 Active 507-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $23,501
• − Mortgage interest: −$5,307
• − Property taxes: −$1,421
• − Insurance: −$474
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$2,756
• Taxable income: $9,782
• Est. tax owed @ 24.0%: −$2,348
• After-tax cash flow: $8,360/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates to its roof, exterior, interior, systems, landscaping, and windows to improve its condition and value.

Repairs flagged

• Major roof — The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.
• Major exterior — The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.
• Major interior walls/paint — The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.
• Major systems — The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.
• Major landscaping/curb appeal — The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.
• Major foundation/structure — The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.
• Major windows — The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value.
• Both exterior painting — Painting the exterior would improve the home's curb appeal and value.
• Both interior painting — Painting the interior would improve the home's appearance and value.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both landscaping — Landscaping would improve the home's curb appeal and value.
• Both window replacement — New windows would improve energy efficiency and the home's appearance, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.	Major	$15,000–50,000
exterior · The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.	Major	$15,000–50,000
interior walls/paint · The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.	Major	$15,000–50,000
systems · The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.	Major	$15,000–50,000
landscaping/curb appeal · The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.	Major	$15,000–50,000
foundation/structure · The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.	Major	$15,000–50,000
windows · The satellite image shows a large, flat roof structure with no visible signs of recent maintenance or repair.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Both exterior painting — Painting the exterior would improve the home's curb appeal and value. ↑
• Both interior painting — Painting the interior would improve the home's appearance and value. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and value. ↑
• Both window replacement — New windows would improve energy efficiency and the home's appearance, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• City population: 40,057
• Population (ZIP): 5,368

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada

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: ▲ 8.69%
• Current HPI: 347.631
• 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