84 Climer Cir · West Sand Lake, NY 12018

$599,000

3 bd · 3.5 ba · 3,708 sqft · SingleFamily · 38 Days on market

Built 1970 2.87 ac lot $162/sqft · 15% below area Est $708k · 15% 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 +14.4/15.0
• Appreciation +10.0/10.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Create Special Memories in the warmth and charm of this home that blends comfort and flexibility. Relax on the covered front porch or entertain on the back deck. The main floor offers living room, formal dining room, both with wood floors, eat in kitchen and family room with tiled floor and brick fireplace. Also in the family room you will find sliding door to the deck and a spiral staircase to the cozy library area off the primary bedroom. On the second floor along with the primary suite there are 2 oversized bedrooms, walk in closets, hardwood floors and an additional full bath. Enjoy the three season room that leads to a deck and block patio on one side and on the other side you'll find

Key facts

• Covered front porch
• Brick fireplace
• Cozy library area

Tags

• COVERED FRONT PORCH
• BACK DECK
• TILED FLOOR
• BRICK FIREPLACE
• SPIRAL STAIRCASE
• COZY LIBRARY AREA

Property features AI

Finance

• Other: Lot is approximately 2.87 acres with varied terrain (sloped, gentle slopes, rolling slope, landscaped, wooded, irregular); Paved road access; Zoned for single-family residential (1 Fam Res)

Exterior

• Parking: Attached garage with 2 spaces; Garage faces front with garage door opener; Circular driveway and additional driveway parking; Off-street parking
• Utilities: Private well water; Septic tank; Propane for utilities
• Home design: Single-family residential house; Combination foundation
• Construction: Asphalt shingle roof; House structure
• Exterior features: Garden; Exterior lighting; Deck; Front porch; Patio; In-ground pool (see remarks); Shed(s) and other outbuildings; Property has a view

Interior

• Kitchen: Built-in electric range; Double oven; Refrigerator; Eat-in kitchen layout; Pantry
• Bedrooms: Total of 10 rooms (includes bedrooms; full bedroom count not specified)
• Flooring: Hardwood; Slate; Tile; Wood
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Built-in bookcases; Cedar closets; Entrance foyer; Eat-in kitchen; Pantry; Soaking tub; Storage space; Walk-in closets; Fireplace in family room; Basement with exterior entry, partial finish, storage space and walk-up access
• Laundry & utility: Washer and dryer included; Dedicated laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (49.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (55.9% below list).
• Recommended offer: $264k (55.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#372 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living C-, amenities F, commute F.
• Averill Park Central School District (rural): math 58% / reading 69% proficiency, ranked #169 of 590 in NY (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 405 units permitted in Rensselaer County in 2024 (224 in 5+ unit buildings).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Rensselaer County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,080 (55.9% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.44% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.69%
• DSCR: 0.35
• GRM: 18.9

CMA / ARV

• ARV (median comp): $707,992
• List price: $599,000
• Delta: -15.39%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Marie Hts	0.39mi	4/3.5 (+1)	3,220 (-13%)	13mo	$719,000	$223	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 2.17×
• Total profit: $195,494
• Equity at exit: $539,627

10-year hold

• IRR: 14.1%
• Equity multiple: 5.05×
• Total profit: $678,619
• Equity at exit: $1,163,725

Cash invested: $167,720 (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 12018

• Home prices YoY: 4.5%
• Active inventory: 55
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $2,641 medium
• Mortgage (P&I): −$3,141
• Tax est. 1.5%: −$749 /mo · $8,985/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-2,053

Break-even live

Break-even rent $5,240

Max offer price $301,881

Occupancy floor —

Sensitivity live

Price	-10% $-1,639	-5% $-1,846	+0% $-2,053	+5% $-2,260	+10% $-2,467
Rent	-10% $-2,262	-5% $-2,158	+0% $-2,053	+5% $-1,949	+10% $-1,845
Rate	-1.0pp $-1,752	-0.5pp $-1,901	base $-2,053	+0.5pp $-2,209	+1.0pp $-2,366

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $599,000 Active 38 DOM
2. 2026-06-19
   price $599,000 Active 35 DOM
3. 2026-06-18
   days on market $625,000 Active 35 DOM
4. 2026-06-17
   days on market $625,000 Active 34 DOM
5. 2026-06-16
   days on market $625,000 Active 33 DOM
6. 2026-06-15
   days on market $625,000 Active 32 DOM
7. 2026-06-14
   days on market $625,000 Active 30 DOM
8. 2026-06-10
   days on market $625,000 Active 27 DOM
9. 2026-06-09
   days on market $625,000 Active 26 DOM
10. 2026-06-08
    days on market $625,000 Active 25 DOM
11. 2026-06-07
    days on market $625,000 Active 24 DOM
12. 2026-06-03
    days on market $625,000 Active 20 DOM
13. 2026-06-02
    days on market $625,000 Active 19 DOM
14. 2026-06-01
    days on market $625,000 Active 18 DOM
15. 2026-05-31
    days on market $625,000 Active 17 DOM
16. 2026-05-31
    days on market $625,000 Active 16 DOM
17. 2026-05-14
    listed $625,000 Active 974-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,690
• − Mortgage interest: −$33,553
• − Property taxes: −$8,985
• − Insurance: −$2,995
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$17,425
• Taxable loss: −$36,340
• Est. tax savings @ 24.0%: +$8,721
• After-tax cash flow: $-15,918/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: Averill Park Central School District
• NCES district ID: 3600016
• Math proficiency: 58% ▼ -15.00%
• Reading proficiency: 69% ▲ 2.00%
• Median HH income: $81,340
• Composite: 56.94/100
• National rank: #1113
• State rank: #169 of 590 in NY

Livability — West Sand Lake

• Score: 72/100
• State rank: #372
• US rank: #6418

Category grades

Amenities F Commute F Cost of living C- Crime A Employment A+ Housing A+ Health & safety A User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Sand Lake, NY
• City population: 3,848
• Population (ZIP): 7,069

Population outlook (Rensselaer County) Hauer SSP2

• Today (2025): 162,400 people
• By 2030: 161,746 · -0.4%
• By 2040: 158,095 · -2.7%
• By 2050: 152,966 · -5.8%
• By 2075: 140,767 · -13.3%
• By 2100: 124,727 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 4% Italian 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 4% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Rensselaer

• 2024 margin: Toss-up / Even · D 50.7% · R 49.3%
• 2008→2024 swing: -8.0pp toward R · 2008: 9.3pp · 2024: 1.4pp
• All cycles: 2024: D+1.4 2020: D+5.6 2016: R+2.9 2012: D+11.8 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.43%
• Current HPI: 263.2196
• 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

• 2026-05-14 Listed $625,000 HVCRMLS