25A Woodcliffe Dr · Country Knolls, NY 12065

$275,000

2 bd · 1.5 ba · 1,080 sqft · SingleFamily · 5 Days on market

Built 1986 6,969 sqft lot $255/sqft · 21% below area Est $346k · 21% 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 +15.0/15.0
• Cash flow +6.7/30.0
• Schools +6.5/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Multiple Offer Deadline: Monday May 4 @10AM. Absolutely adorable and updated townhome close to all the conveniences of Clifton Park! Located in the Shenendehowa School District, this home features all new carpet and vinyl wood flooring throughout, along with a freshly painted interior. The first floor offers a cozy living room, an updated kitchen with new cabinets and countertops, plus a new stove and dishwasher, and a convenient half bath/laundry room with a new vanity and toilet. Upstairs, you'll find two spacious bedrooms, including one with a walk-in closet, along with a full bathroom featuring a new vanity, toilet, and tub/shower. An attached one-car garage provides added parking, sto

Key facts

• New stove
• New cabinets
• Private patio

Tags

• UPDATED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS
• NEW STOVE
• NEW DISHWASHER
• PRIVATE PATIO

Property features AI

Exterior

• Parking: Attached garage (1 car); Total parking for 3 vehicles; Off-street paved driveway
• Utilities: 150 amp electric service; Public water; Public sewer
• Home design: Single family residence; Level lot
• Construction: Vinyl siding
• Exterior features: Patio; Paved driveway

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Two bedrooms on the second floor
• Flooring: Vinyl; Carpet; Ceramic tile
• Bathrooms: One full bathroom on the second floor; One half bathroom on the first floor
• Heating & cooling: Baseboard heating (natural gas); Wall unit(s) for cooling
• Interior features: Solid surface counters; Walk-in closet(s); Ceramic tile bath; Sliding doors; Six total rooms
• Laundry & utility: Laundry located in bathroom on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (32.9% below list).
• Recommended offer: $184k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 1.4% in Country Knolls — 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 68/100 on livability (#547 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, cost of living F.
• 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.
• Zoned schools: Shenendehowa High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 3,036 students, 21% FRL).
• Zoned-school proficiency averages 90% at this address vs 72% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Shenendehowa Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.7%/yr); 265 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $184,417 (32.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.67% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $346,001
• List price: $275,000
• Delta: -20.52%
• 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
776 Plank Rd	0.21mi	2/1.0	1,120 (+4%)	14mo	$253,000	$226	70

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

Projected returns pro-forma

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

5-year hold

• IRR: -26.5%
• Equity multiple: 0.10×
• Total profit: $-69,673
• Equity at exit: $41,003

10-year hold

• IRR: -19.0%
• Equity multiple: -0.09×
• Total profit: $-83,728
• Equity at exit: $23,777

Cash invested: $77,000 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,844 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-444

Break-even live

Break-even rent $2,406

Max offer price $210,815

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 London Square Dr Clifton Park, NY	1.0–3.0	1.0–2.0	965	$1,780	$1.84	14d	10	1.07mi

Listing history 2 events

1. 2026-05-04
   status Pending 976-char remark
2. 2026-04-29
   listed $275,000 Active 976-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 1/10 Low
• 🌡 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: $22,130
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − Depreciation: −$8,000
• Taxable loss: −$10,315
• Est. tax savings @ 24.0%: +$2,476
• After-tax cash flow: $-2,847/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: 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 — Country Knolls

• Score: 68/100
• State rank: #547
• US rank: #9797

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Saratoga County · 166,192 people
• 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

Price history

2 events — show timeline

• 2026-05-04 Pending — Global MLS
• 2026-04-29 Listed $275,000 Global MLS