Eagle River 162 Brookview Expansion Plan · Saratoga Springs, NY 12833

$94,750

3 bd · 2.0 ba · 1,493 sqft · Manufactured · 47 Days on market

Poor condition

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Why this score? — see what drove the A- 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
• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Make the move to Brookview Village in Greenfield Center for just $94,750 and settle in before the excitement of the 2026 Saratoga race season begins! This home includes a private storage shed and provides full access to community perks like a dog park, basketball court, and playground. With on-site management and 24-hour maintenance services, you can enjoy a low-maintenance lifestyle just minutes from the track. Schedule your tour today to claim your spot in this prime location before the summer rush!

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

Property features AI

Finance

• Other: Address: Eagle River Brookview Expansion Plan, Greenfield Center, NY 12833; Status: Active
• Financial info: List price $115,000

Exterior

• Utilities: Central air conditioning
• Home design: Plan: Eagle River Brookview Expansion; New construction plan
• Construction: Living area approximately 1,493; Shake roofing
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Central air conditioning

🏗️ 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 $95k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $892 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 $9k of equity ($656 loan paydown + $8k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,907 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.07% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.36%
• DSCR: 2.80
• GRM: 4.0

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: 53.8%
• Equity multiple: 4.77×
• Total profit: $100,143
• Equity at exit: $76,503

10-year hold

• IRR: 48.3%
• Equity multiple: 10.38×
• Total profit: $248,747
• Equity at exit: $156,383

Cash invested: $26,530 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,958 medium
• Mortgage (P&I): −$497
• Tax est. 1.5%: −$118 /mo · $1,421/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $892

Break-even live

Break-even rent $829

Max offer price $94,750

Occupancy floor 49%

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: $23,688
• Closing costs: $2,842
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $94,750 Active 47 DOM
2. 2026-06-17
   days on market $94,750 Active 46 DOM
3. 2026-06-16
   days on market $94,750 Active 45 DOM
4. 2026-06-15
   days on market $94,750 Active 44 DOM
5. 2026-06-14
   days on market $94,750 Active 42 DOM
6. 2026-06-13
   days on market $94,750 Active 41 DOM
7. 2026-06-10
   days on market $94,750 Active 39 DOM
8. 2026-06-09
   days on market $94,750 Active 38 DOM
9. 2026-06-08
   days on market $94,750 Active 37 DOM
10. 2026-06-07
    days on market $94,750 Active 36 DOM
11. 2026-06-05
    days on market $94,750 Active 33 DOM
12. 2026-06-03
    days on market $94,750 Active 32 DOM
13. 2026-06-02
    days on market $94,750 Active 31 DOM
14. 2026-06-01
    days on market $94,750 Active 30 DOM
15. 2026-05-31
    days on market $94,750 Active 29 DOM
16. 2026-05-31
    days on market $94,750 Active 28 DOM
17. 2026-05-02
    listed $115,000 Active 507-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 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: $23,501
• − Mortgage interest: −$5,307
• − Property taxes: −$1,421
• − Insurance: −$474
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$2,756
• Taxable income: $9,782
• Est. tax owed @ 24.0%: −$2,348
• After-tax cash flow: $8,360/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance, including major siding and roof work. Significant updates to the exterior and interior would greatly increase its resale and rental value.

Repairs flagged

• Major siding — Severe weathering and peeling paint
• Major roof — No visible damage, but siding condition suggests underlying issues

Value-add opportunities

• Both exterior painting and siding repair — Improves curb appeal and home value
• Both interior updates — Enhances living space and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling paint	Major	$15,000–50,000
roof · No visible damage, but siding condition suggests underlying issues	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both exterior painting and siding repair — Improves curb appeal and home value ↑
• Both interior updates — Enhances living space and rental appeal ↑

ⓘ 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