430 Route 146 #142 · Clifton Gardens, NY 12065

$85,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 36 Days on market

Built 2026 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: Address: 430 Route 146 #142, Clifton Park, NY 12065; Status: Active
• Financial info: List price: $85,000

Exterior

• Utilities: Natural gas available; Ceiling fan(s) for cooling
• Home design: Spec home — Eagle River D & R Village plan; Single-level living area of 1056
• Construction: Shake roofing material
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fans

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); 265 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 36 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 36 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: 265
• 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%

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	14d	10	0.81mi
37 Squire Ln Clifton Park, NY	1.0–2.0	1.0	857	$1,761	$2.05	14d	5	1.00mi
1 Lakeview Dr Clifton Park, NY	1.0–3.0	1.0–2.0	1119	$2,302	$2.06	14d	25	1.02mi
147 Anthony Rd Halfmoon, NY	3.0	1.0	1209	$2,000	$1.65	23d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 36 DOM
2. 2026-06-17
   days on market $85,000 Active 35 DOM
3. 2026-06-16
   days on market $85,000 Active 34 DOM
4. 2026-06-15
   days on market $85,000 Active 33 DOM
5. 2026-06-14
   days on market $85,000 Active 31 DOM
6. 2026-06-13
   days on market $85,000 Active 30 DOM
7. 2026-06-10
   days on market $85,000 Active 28 DOM
8. 2026-06-09
   days on market $85,000 Active 27 DOM
9. 2026-06-08
   days on market $85,000 Active 26 DOM
10. 2026-06-07
    days on market $85,000 Active 25 DOM
11. 2026-06-03
    days on market $85,000 Active 21 DOM
12. 2026-06-02
    days on market $85,000 Active 20 DOM
13. 2026-06-01
    days on market $85,000 Active 19 DOM
14. 2026-05-31
    days on market $85,000 Active 18 DOM
15. 2026-05-31
    days on market $85,000 Active 17 DOM
16. 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 Moderate rehab

This manufactured home has average condition with some minor repairs and maintenance needed. It has a good roof and solid structure, but the exterior siding and interior paint show some wear. Upgrading the paint and landscaping would significantly enhance its curb appeal, while updating the flooring would improve both resale and rental value.

Repairs flagged

• Minor exterior siding — some discoloration
• Minor interior paint — some wear
• Minor landscaping — needs trimming

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale landscaping — improved landscaping increases curb appeal
• Both update flooring — new flooring in living areas and kitchen would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · some discoloration	Minor	$500–3,000
interior paint · some wear	Minor	$500–3,000
landscaping · needs trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale landscaping — improved landscaping increases curb appeal ↑
• Both update flooring — new flooring in living areas and kitchen would improve 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: 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