141 Tallow Wood Dr · Clifton Gardens, NY 12065

$230,000

2 bd · 1.0 ba · 924 sqft · Townhouse public records · 18 Days on market

Built 1984 6,098 sqft lot $249/sqft · 13% below area Est $264k · 13% 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 +13.2/15.0
• Cash flow +7.9/30.0
• Schools +6.5/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

End unit, one story townhouse. Features include wood burning fireplace, hardwood floors. Attached garage. Updated kitchen and the new windows throughout. Very Good Condition

Key facts

• Garage
• Built 1984
• Listed 18 days

Property features AI

Exterior

• Parking: Detached/attached garage with garage door opener (1 garage space); Total 3 parking spaces; Off-street paved parking
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: 150 amp electric service; Public water; Public sewer
• Home design: Townhouse; Slab foundation; Asphalt roof; Main road frontage approximately 39.3 feet
• Construction: Vinyl siding
• Exterior features: Patio with awning(s); Shed(s); Exterior lighting; Privacy vinyl fencing in back yard; Level lot

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (electric and natural gas); Central air conditioning
• Interior features: 6 total rooms; Lighting; Smoke and carbon monoxide detectors
• Laundry & utility: Laundry in common area on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (26.6% below list).
• Recommended offer: $169k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.3% in Clifton Gardens — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Shenendehowa High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 3,036 students, 21% FRL).
• Zoned-school proficiency averages 90% at this address vs 72% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Shenendehowa Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 265 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent is only 18% of the median local income ($114k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• It's been on market 18 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 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 $178k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $168,842 (26.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.73% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 11.4

CMA / ARV

• ARV (median comp): $263,641
• List price: $230,000
• Delta: -12.76%
• 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
60 Tallow Wood Dr	0.08mi	2/1.0	924 (0%)	11mo	$275,000	$298	87
8 Wall St Unit 315	0.73mi	2/2.0	906 (-2%)	3mo	$240,000	$265	56
8 Wall St Apt 428	0.73mi	2/2.0	906 (-2%)	3mo	$250,000	$276	56
8 Wall St Apt 241	0.75mi	2/2.0	906 (-2%)	5mo	$222,000	$245	54
8 Wall St Apt 215	0.73mi	2/2.0	906 (-2%)	6mo	$260,900	$288	54
8 Wall St #104	0.75mi	2/2.0	906 (-2%)	7mo	$235,000	$259	52
8 Wall St Apt 139	0.74mi	2/2.0	906 (-2%)	10mo	$255,000	$281	50
8 Wall St #210	0.73mi	2/2.0	906 (-2%)	12mo	$222,500	$246	49
8 Wall St Apt 305	0.75mi	2/2.0	906 (-2%)	11mo	$259,000	$286	48
8 Wall St Apt 415	0.73mi	2/2.0	906 (-2%)	16mo	$254,900	$281	46
8 Wall St Apt 441	0.75mi	2/2.0	906 (-2%)	16mo	$252,000	$278	45
8 Wall St Unit 339	0.74mi	2/2.0	906 (-2%)	19mo	$227,500	$251	42

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 · 4.65% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.22×
• Total profit: $-49,964
• Equity at exit: $34,294

10-year hold

• IRR: -12.7%
• Equity multiple: 0.20×
• Total profit: $-51,378
• Equity at exit: $19,886

Cash invested: $64,400 (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 12065

• Rents YoY: 4.7%
• Active inventory: 265
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$276 /mo · $3,314/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-244

Break-even live

Break-even rent $1,998

Max offer price $186,839

Occupancy floor —

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 London Square Dr Clifton Park, NY	1.0–3.0	1.0–2.0	965	$1,780	$1.84	14d	10	0.75mi
1688 U.S. 9 Clifton Park, NY	1.0–2.0	1.0	750	$1,840	$2.45	14d	10	1.06mi

Listing history 20 events

1. 2026-06-13
   status $230,000 Pending 18 DOM
2. 2026-06-10
   days on market $230,000 Active 18 DOM
3. 2026-06-09
   days on market $230,000 Active 17 DOM
4. 2026-06-08
   days on market $230,000 Active 16 DOM
5. 2026-06-07
   pricestatusdays on market $230,000 Active 15 DOM
6. 2026-05-16
   historical
7. 2026-05-04
   listed $225,000 Active
8. 2020-12-03
   historical
9. 2020-11-25
   soldstatus $178,000
10. 2020-11-24
    soldstatus $178,000 Closed (Final Sale)

    Show marketing remark (173 chars)

    End unit, one story townhouse. Features include wood burning fireplace, hardwood floors. Attached garage. Updated kitchen and the new windows throughout. Very Good Condition

11. 2020-08-29
    status Pend (Under Cntr)

    Show marketing remark (173 chars)

    End unit, one story townhouse. Features include wood burning fireplace, hardwood floors. Attached garage. Updated kitchen and the new windows throughout. Very Good Condition

12. 2020-08-11
    price $184,000

    Show marketing remark (173 chars)

    End unit, one story townhouse. Features include wood burning fireplace, hardwood floors. Attached garage. Updated kitchen and the new windows throughout. Very Good Condition

13. 2020-07-31
    listed $184,900 New

    Show marketing remark (173 chars)

    End unit, one story townhouse. Features include wood burning fireplace, hardwood floors. Attached garage. Updated kitchen and the new windows throughout. Very Good Condition

14. 2020-07-07
    price $149,000
15. 2020-05-13
    listed $169,000 Active
16. 2016-11-03
    soldstatus $100,000
17. 1999-08-23
    soldstatus $63,900
18. 1999-08-18
    soldstatus $63,900
19. 1999-08-03
    historical
20. 1999-06-01
    listed $64,900

ⓘ 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: $3,314 · $276/mo
• Projected year-2 tax: $3,601 · $300/mo
• Expected delta: +$286/yr (+$24/mo · 8.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,261
• − Mortgage interest: −$12,884
• − Property taxes: −$3,314
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$6,691
• Taxable loss: −$7,020
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $-1,247/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 — Clifton Gardens

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Saratoga County · 166,192 people
• City population: 44,726
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 45,116
• Household income: $113,873
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1040.0

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 (81%)
• Race & ethnicity: White 81% Asian 7% Two or more races 7% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 6% Lithuanian 5% Italian 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 86% English-only · Other Indo-European 4% Russian/Polish/Slavic 2% Spanish 2%

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: ▼ -201.12%
• Current HPI: 318.0765
• Rent YoY: ▲ 4.65%
• 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

+254.4% since first listed

18 events — show timeline

• 2026-06-10 Pending — Global MLS
• 2026-06-04 Relisted — Global MLS
• 2026-06-04 Price Changed $230,000 Global MLS
• 2026-05-16 Listing Removed — Global MLS
• 2026-05-04 Listed $225,000 Global MLS
• 2020-12-03 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2020-11-25 Sold (Public Records) $178,000 Public Records
• 2020-11-24 Sold (MLS) $178,000 Global MLS
• 2020-08-29 Pending — Global MLS
• 2020-08-11 Price Changed $184,000 Global MLS
• 2020-07-31 Listed $184,900 Global MLS
• 2020-07-07 Price Changed $149,000 OneKey® MLS as Distributed by MLS Grid
• 2020-05-13 Listed $169,000 OneKey® MLS as Distributed by MLS Grid
• 2016-11-03 Sold (Public Records) $100,000 Public Records
• 1999-08-23 Sold (Public Records) $63,900 Public Records
• 1999-08-18 Sold (MLS) $63,900 Global MLS
• 1999-08-03 Listing Removed — Global MLS
• 1999-06-01 Listed $64,900 Global MLS

Property tax history

+3.8%/yr

Latest (2025): $3,314 · +0.4% YoY. Source: county tax records.