Colony 186 Brookview Expansion Plan · Saratoga Springs, NY 12833

$181,711

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 297 Days on market

Good condition

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Why this score? — see what drove the B- 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 +21.5/30.0
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +6.1/10.0
• 1% rule +5.7/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Brookview Village manufactured home community in Greenfield Center, NY, is a beautiful community owned and operated by UMH Properties, Inc. Join a community that provides amenities for all of its residents, from dog parks for our furry residents to 24-hour maintenance, and a basketball court. Our brand new turn key ready manufactured homes include features like 3-bedroom and 2-bathroom layouts, open-concept floor plans, spacious primary suites, and eat-in kitchens. Our experienced sales representatives will help you find the affordable home you've always wanted with a manufactured home in the Brookview Village community by UMH Properties Inc. With a manufactured home in Brookview Village, residents can enjoy all the pleasures of being near city life while taking advantage of the small town lifestyle. The area around Brookview Village caters to the interests of every resident including hiking, river rafting, boating, skiing, snowmobiling, snow tubing, snow shoeing, and camping. With plenty of outdoor activities including lakes and parks, you can also try your hand at the Saratoga Race Track, Saratoga Casino, Rivers Casino Schenectady and Great Escape Indoor Water Park. Brookview Village residents can also take advantage of Greenfield Center's proximity to Saratoga Springs, Schenectady and Albany, NY to enjoy a range of exciting and unique dining experiences, shopping, and entertainment. Brookview Village is truly a great community that has everything to offer its residents. Come see us today! When you join the Brookview Village community you will be placed in the desirable Sarasota Springs City School District. Brookview Village community students and adults interesting in higher education will have a variety of options close to home. Education seekers can choose from the nearby State University of New York, Bryant & Stratton College Inc. , or Adirondack Community College.

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

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $182k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $160k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $17k of equity ($1k loan paydown + $16k 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 $51k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $159,905 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 7.8

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: 26.4%
• Equity multiple: 2.97×
• Total profit: $100,462
• Equity at exit: $146,717

10-year hold

• IRR: 23.5%
• Equity multiple: 6.49×
• Total profit: $279,277
• Equity at exit: $299,910

Cash invested: $50,879 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$953
• Tax est. 1.5%: −$227 /mo · $2,726/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $274

Break-even live

Break-even rent $1,590

Max offer price $181,711

Occupancy floor 81%

Sensitivity live

Price	-10% $399	-5% $336	+0% $274	+5% $211	+10% $148
Rent	-10% $121	-5% $197	+0% $274	+5% $350	+10% $427
Rate	-1.0pp $365	-0.5pp $320	base $274	+0.5pp $227	+1.0pp $179

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: $45,428
• Closing costs: $5,451
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $181,711 Active 297 DOM
2. 2026-06-18
   days on market $181,711 Active 294 DOM
3. 2026-06-17
   days on market $181,711 Active 293 DOM
4. 2026-06-16
   days on market $181,711 Active 292 DOM
5. 2026-06-15
   days on market $181,711 Active 291 DOM
6. 2026-06-14
   days on market $181,711 Active 289 DOM
7. 2026-06-13
   days on market $181,711 Active 288 DOM
8. 2026-06-10
   days on market $181,711 Active 286 DOM
9. 2026-06-09
   days on market $181,711 Active 285 DOM
10. 2026-06-08
    days on market $181,711 Active 284 DOM
11. 2026-06-07
    days on market $181,711 Active 283 DOM
12. 2026-06-05
    days on market $181,711 Active 280 DOM
13. 2026-06-03
    days on market $181,711 Active 279 DOM
14. 2026-06-02
    days on market $181,711 Active 278 DOM
15. 2026-06-01
    days on market $181,711 Active 277 DOM
16. 2026-05-31
    days on market $181,711 Active 276 DOM
17. 2026-05-31
    days on market $181,711 Active 275 DOM
18. 2025-08-28
    listed $181,711 Active 1911-char remark

    Show marketing remark (1911 chars)

    Brookview Village manufactured home community in Greenfield Center, NY, is a beautiful community owned and operated by UMH Properties, Inc. Join a community that provides amenities for all of its residents, from dog parks for our furry residents to 24-hour maintenance, and a basketball court. Our brand new turn key ready manufactured homes include features like 3-bedroom and 2-bathroom layouts, open-concept floor plans, spacious primary suites, and eat-in kitchens. Our experienced sales representatives will help you find the affordable home you've always wanted with a manufactured home in the Brookview Village community by UMH Properties Inc. With a manufactured home in Brookview Village, residents can enjoy all the pleasures of being near city life while taking advantage of the small town lifestyle. The area around Brookview Village caters to the interests of every resident including hiking, river rafting, boating, skiing, snowmobiling, snow tubing, snow shoeing, and camping. With plenty of outdoor activities including lakes and parks, you can also try your hand at the Saratoga Race Track, Saratoga Casino, Rivers Casino Schenectady and Great Escape Indoor Water Park. Brookview Village residents can also take advantage of Greenfield Center's proximity to Saratoga Springs, Schenectady and Albany, NY to enjoy a range of exciting and unique dining experiences, shopping, and entertainment. Brookview Village is truly a great community that has everything to offer its residents. Come see us today! When you join the Brookview Village community you will be placed in the desirable Sarasota Springs City School District. Brookview Village community students and adults interesting in higher education will have a variety of options close to home. Education seekers can choose from the nearby State University of New York, Bryant & Stratton College Inc. , or Adirondack Community College.

ⓘ 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: $23,232
• − Mortgage interest: −$10,179
• − Property taxes: −$2,726
• − Insurance: −$909
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$5,286
• Taxable income: $416
• Est. tax owed @ 24.0%: −$100
• After-tax cash flow: $3,185/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 · 6 photos

Good 80/100 None rehab

This manufactured home is in excellent condition with no visible repairs needed. It's turn-key ready and would benefit from exterior painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior cleaning and staging — Enhances appeal and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior cleaning and staging — Enhances appeal and 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

Price history

1 event — show timeline

• 2025-08-28 Listed $181,711 Zillow