Eagle River 142 D & R Village Plan · Clifton Gardens, NY 12065

$85,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 39 Days on market

Average 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Rent growth +3.7/5.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SALE PENDING! 2013 Eagle River 3 bedroom/2 full bath. A great price for this community! Primary bedroom in back of the home with private bath. Second full bath is handicap step in shower located between bedroom 2 and bedroom 3. New roof and hot water heater as well as new living room carpet and stainless fridge. Includes washer & dryer, natural gas heat and a shed on a large lot. For sale only and not for rent. Financing is available for credit qualified candidates with 10% down payment. Home is located in D & R Village, a first class manufactured home community. Application w/ background approval required. Land rent is currently $811/month and includes all property/school taxes,

Key facts

• Private bath
• New hot water heater
• Stainless fridge

Tags

• PRIVATE BATH
• HANDICAP STEP IN SHOWER
• NEW ROOF
• NEW HOT WATER HEATER
• NEW LIVING ROOM CARPET
• STAINLESS FRIDGE

Property features AI

Finance

• Other: Located at Eagle River D & R Village Plan, Clifton Park, NY 12065
• Financial info: List price reported as 85000

Exterior

• Utilities: Natural gas available
• Home design: Eagle River D & R Village plan
• Construction: Living area approximately 1,056 (reported)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Plan inventory type: Plan; Active listing status

🏗️ 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 $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $987 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.2% 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 B — 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.
• Market conditions: Rents rising fast (+4.7%/yr); 266 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.34% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.76%
• DSCR: 3.21
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.65% rent growth · sell at horizon

5-year hold

• IRR: 49.3%
• Equity multiple: 3.20×
• Total profit: $52,476
• Equity at exit: $12,674

10-year hold

• IRR: 55.5%
• Equity multiple: 6.93×
• Total profit: $141,027
• Equity at exit: $7,349

Cash invested: $23,800 (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: 266
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $987

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,046	-5% $1,016	+0% $987	+5% $958	+10% $928
Rent	-10% $829	-5% $908	+0% $987	+5% $1,066	+10% $1,144
Rate	-1.0pp $1,030	-0.5pp $1,009	base $987	+0.5pp $965	+1.0pp $942

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1688 U.S. 9 Clifton Park, NY	1.0–2.0	1.0	750	$1,840	$2.45	15d	10	0.81mi
37 Squire Ln Clifton Park, NY	1.0–2.0	1.0	857	$1,761	$2.05	15d	5	1.00mi
1 Lakeview Dr Clifton Park, NY	1.0–3.0	1.0–2.0	1119	$2,302	$2.06	15d	25	1.02mi
147 Anthony Rd Halfmoon, NY	3.0	1.0	1209	$2,000	$1.65	24d	1	1.27mi

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 39 DOM
2. 2026-06-18
   days on market $85,000 Active 36 DOM
3. 2026-06-17
   days on market $85,000 Active 35 DOM
4. 2026-06-16
   days on market $85,000 Active 34 DOM
5. 2026-06-15
   days on market $85,000 Active 33 DOM
6. 2026-06-14
   days on market $85,000 Active 31 DOM
7. 2026-06-13
   days on market $85,000 Active 30 DOM
8. 2026-06-10
   days on market $85,000 Active 28 DOM
9. 2026-06-09
   days on market $85,000 Active 27 DOM
10. 2026-06-08
    days on market $85,000 Active 26 DOM
11. 2026-06-07
    days on market $85,000 Active 25 DOM
12. 2026-06-03
    days on market $85,000 Active 21 DOM
13. 2026-06-02
    days on market $85,000 Active 20 DOM
14. 2026-06-01
    days on market $85,000 Active 19 DOM
15. 2026-05-31
    days on market $85,000 Active 18 DOM
16. 2026-05-31
    days on market $85,000 Active 17 DOM
17. 2026-05-13
    listed $85,000 Active 715-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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $23,914
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$2,473
• Taxable income: $11,154
• Est. tax owed @ 24.0%: −$2,677
• After-tax cash flow: $9,166/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 · 21 photos

Average 55/100 Cosmetic rehab

This manufactured home is in average condition with some cosmetic repairs needed. It has a good layout and is located in a desirable community. Potential buyers should consider updating the kitchen backsplash and painting the interior walls to enhance the home's value.

Repairs flagged

• Minor kitchen backsplash — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior siding — slight wear

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale replace kitchen backsplash — A new backsplash can enhance the kitchen's appeal and functionality
• Resale update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance
• Both landscaping — A well-maintained yard can improve curb appeal and add value to the home

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale replace kitchen backsplash — A new backsplash can enhance the kitchen's appeal and functionality ↑
• Resale update bathroom fixtures — Modern fixtures can improve the bathroom's functionality and appearance ↑
• Both landscaping — A well-maintained yard can improve curb appeal and add value to the home ↑

ⓘ 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: 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