Wyatt Plan · Country Knolls, NY 12118

$561,400

3 bd · 2.5 ba · 2,065 sqft · SingleFamily · 956 Days on market

$35/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

Key facts

• 2 parking spots
• Listed 955 days

🏗️ New construction. The $561,400 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $685,071.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $561k.

Deal economics

• At list price, monthly cash flow is $-3k ($-38k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (59.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (63.9% below list).
• Recommended offer: $202k (63.9% below list) — sets the bar for 1% rule.
• Cap rate 0.7% vs local median 1.3% in Country Knolls — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 68/100 on livability (#547 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living F.
• Shenendehowa Central School District (suburban): math 72% / reading 73% proficiency, ranked #98 of 590 in NY (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 145 active listings in the ZIP; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $73k of equity ($5k loan paydown + $69k appreciation (10.0% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$118k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 956 days — a 12% lower offer ($494k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,432 (63.9% 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. It's been on market 956 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.30% ✗
• Cap rate: 0.74%
• Cash-on-cash: -19.83%
• DSCR: 0.12
• GRM: 28.2

CMA / ARV

• ARV (median comp): $685,071
• List price: $561,400
• Delta: -18.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Wheatfield Way	0.04mi	3/2.5	2,065 (0%)	5mo	$604,758	$293	94
14 Wheatfield Way	0.12mi	4/2.5 (+1)	2,104 (+2%)	6mo	$606,077	$288	81
19 Ridgewood Dr	0.34mi	4/2.5 (+1)	2,113 (+2%)	5mo	$619,900	$293	71
5 Wheatfield Way	0.03mi	4/2.5 (+1)	2,304 (+12%)	5mo	$664,671	$288	70
3 Wheatfield Way	0.02mi	4/2.5 (+1)	2,310 (+12%)	7mo	$605,845	$262	69
48 Wheatfield Way	0.34mi	3/2.0	2,191 (+6%)	4mo	$697,646	$318	68
46 Wheatfield Way	0.31mi	3/2.5	2,266 (+10%)	10mo	$628,785	$277	61
21 Wheatfield Way	0.19mi	4/2.5 (+1)	2,311 (+12%)	9mo	$639,784	$277	59
19 Christopher Way	0.71mi	3/2.5	2,002 (-3%)	5mo	$550,000	$275	58
31 Summerfield Cir	0.60mi	4/3.0 (+1)	1,899 (-8%)	1mo	$650,000	$342	51
11 Patroon Way	0.74mi	4/2.5 (+1)	2,284 (+11%)	4mo	$570,000	$250	40
34 Hendrik Hudson Way	0.70mi	4/2.5 (+1)	2,307 (+12%)	6mo	$635,000	$275	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.89×
• Total profit: $171,251
• Equity at exit: $617,167

10-year hold

• IRR: 11.7%
• Equity multiple: 4.46×
• Total profit: $663,189
• Equity at exit: $1,330,943

Cash invested: $191,820 (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 12118

• Home prices YoY: 8.3%
• Active inventory: 145
• Price-to-rent: 23.1×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$3,593
• Tax est. 1.5%: −$856 /mo · $10,276/yr
• Insurance: −$285
• HOA: −$35
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-3,170

Break-even live

Break-even rent $6,037

Max offer price $226,344

Occupancy floor —

Sensitivity live

Price	-10% $-2,697	-5% $-2,933	+0% $-3,170	+5% $-3,407	+10% $-3,644
Rent	-10% $-3,330	-5% $-3,250	+0% $-3,170	+5% $-3,090	+10% $-3,010
Rate	-1.0pp $-2,825	-0.5pp $-2,996	base $-3,170	+0.5pp $-3,348	+1.0pp $-3,528

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: $171,268
• Closing costs: $20,552
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 27 events

1. 2026-06-21
   days on market $561,400 Active 956 DOM
2. 2026-06-18
   days on market $561,400 Active 953 DOM
3. 2026-06-17
   days on market $561,400 Active 952 DOM
4. 2026-06-16
   days on market $561,400 Active 951 DOM
5. 2026-06-15
   days on market $561,400 Active 950 DOM
6. 2026-06-14
   days on market $561,400 Active 948 DOM
7. 2026-06-13
   days on market $561,400 Active 947 DOM
8. 2026-06-10
   days on market $561,400 Active 945 DOM
9. 2026-06-09
   days on market $561,400 Active 944 DOM
10. 2026-06-08
    days on market $561,400 Active 943 DOM
11. 2026-06-07
    days on market $561,400 Active 942 DOM
12. 2026-06-03
    days on market $561,400 Active 938 DOM
13. 2026-06-02
    days on market $561,400 Active 937 DOM
14. 2026-06-01
    days on market $561,400 Active 936 DOM
15. 2026-05-31
    days on market $561,400 Active 935 DOM
16. 2026-05-31
    days on market $561,400 Active 934 DOM
17. 2025-03-11
    price $561,400 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

18. 2025-02-10
    price $557,600 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

19. 2024-12-05
    price $550,300 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

20. 2024-10-23
    price $549,400 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

21. 2024-07-16
    price $544,500 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

22. 2024-05-10
    price $539,300 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

23. 2024-04-04
    price $537,400 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

24. 2024-03-04
    price $536,600 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

25. 2024-02-01
    price $532,600 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

26. 2023-12-07
    price $527,900 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

27. 2023-11-08
    listed $523,900 Active 253-char remark

    Show marketing remark (253 chars)

    Introducing the Wyatt! A new plan for 2023, the Wyatt offers a spacious floor plan featuring 3 bedrooms, 2.5 bathrooms, and a bonus room at an incredible value. The optional bedroom four takes the place of the upstairs bonus room to maximize your space.

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

Taxation est. · year 1

• Rental income: $24,292
• − Mortgage interest: −$38,375
• − Property taxes: −$10,276
• − Insurance: −$3,425
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$420
• − Depreciation: −$19,929
• Taxable loss: −$52,020
• Est. tax savings @ 24.0%: +$12,485
• After-tax cash flow: $-25,557/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: Shenendehowa Central School District
• NCES district ID: 3626670
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 73% ▲ 3.00%
• Median HH income: $82,933
• Composite: 64.59/100
• National rank: #531
• State rank: #98 of 590 in NY

Livability — Country Knolls

• Score: 68/100
• State rank: #547
• US rank: #9797

Category grades

Amenities F Commute F Cost of living F Crime B+ Employment A+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saratoga County · 166,192 people
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 17,069
• Household income: $92,710
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 552.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Asian 3%
• Common ancestry: Lithuanian 8% Romanian 8% Iranian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Chinese 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: ▲ 26.43%
• Current HPI: 343.9893
• Rent YoY: —
• 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

+7.2% since first listed

11 events — show timeline

• 2025-03-11 Price Changed $561,400 Zillow
• 2025-02-10 Price Changed $557,600 Zillow
• 2024-12-05 Price Changed $550,300 Zillow
• 2024-10-23 Price Changed $549,400 Zillow
• 2024-07-16 Price Changed $544,500 Zillow
• 2024-05-10 Price Changed $539,300 Zillow
• 2024-04-04 Price Changed $537,400 Zillow
• 2024-03-04 Price Changed $536,600 Zillow
• 2024-02-01 Price Changed $532,600 Zillow
• 2023-12-07 Price Changed $527,900 Zillow
• 2023-11-08 Listed $523,900 Zillow