430 Route 146 #164 · Clifton Gardens, NY 12065

$81,000

2 bd · 2.0 ba · 924 sqft · Manufactured · 20 Days on market

Built 2026 Fair 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
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This home was built by Champion Homes in 2015 and is a 2 bedroom 2 full bath manufactured home. Eat in Kitchen with whirlpool appliances and plenty of cabinets. Primary bedroom in back of home with private full bath. Also has a laundry room with washer & dryer included, natural gas heat, central air conditioning and a shed. Located on a lot backing up to woods. 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, weekly garbage coll

Key facts

• Whirlpool appliances
• Laundry room
• Eat in kitchen

Tags

• EAT IN KITCHEN
• WHIRLPOOL APPLIANCES
• PLENTY OF CABINETS
• PRIVATE FULL BATH
• LAUNDRY ROOM
• NATURAL GAS HEAT

Property features AI

Finance

• Financial info: List price $81,000

Exterior

• Utilities: Natural gas; Central air; Ceiling fan(s)
• Home design: Spec-built home; Champion D & R Village plan

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Heating & cooling: Natural gas heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $81k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $80k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 3 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 $560 of loan paydown is wiped out by about $2k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,785 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.17% ✓
• Cap rate: 18.58%
• Cash-on-cash: 43.88%
• DSCR: 2.95
• GRM: 3.8

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: 42.7%
• Equity multiple: 2.88×
• Total profit: $42,686
• Equity at exit: $12,077

10-year hold

• IRR: 49.5%
• Equity multiple: 6.20×
• Total profit: $117,881
• Equity at exit: $7,003

Cash invested: $22,680 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$425
• Tax est. 1.5%: −$101 /mo · $1,215/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $829

Break-even live

Break-even rent $709

Max offer price $81,000

Occupancy floor 48%

Sensitivity live

Price	-10% $885	-5% $857	+0% $829	+5% $801	+10% $773
Rent	-10% $690	-5% $760	+0% $829	+5% $899	+10% $968
Rate	-1.0pp $870	-0.5pp $850	base $829	+0.5pp $808	+1.0pp $787

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	$1,920	$1.72	15d	25	1.02mi

Listing history 14 events

1. 2026-06-18
   days on market $81,000 Active 20 DOM
2. 2026-06-17
   days on market $81,000 Active 19 DOM
3. 2026-06-16
   days on market $81,000 Active 18 DOM
4. 2026-06-15
   days on market $81,000 Active 17 DOM
5. 2026-06-14
   days on market $81,000 Active 15 DOM
6. 2026-06-13
   days on market $81,000 Active 14 DOM
7. 2026-06-10
   days on market $81,000 Active 12 DOM
8. 2026-06-09
   days on market $81,000 Active 11 DOM
9. 2026-06-08
   days on market $81,000 Active 10 DOM
10. 2026-06-07
    days on market $81,000 Active 9 DOM
11. 2026-06-03
    days on market $81,000 Active 5 DOM
12. 2026-06-02
    days on market $81,000 Active 4 DOM
13. 2026-06-01
    days on market $81,000 Active 3 DOM
14. 2026-05-31
    days on market $81,000 Active 2 DOM

ⓘ 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: $21,100
• − Mortgage interest: −$4,537
• − Property taxes: −$1,215
• − Insurance: −$405
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$2,356
• Taxable income: $9,210
• Est. tax owed @ 24.0%: −$2,210
• After-tax cash flow: $7,741/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

Fair 45/100 Cosmetic rehab

This 2015 Champion Homes manufactured home is in fair condition with some minor repairs and maintenance needed. Fresh paint and landscaping can significantly boost its resale and rental value.

Repairs flagged

• Minor Paint — Light blue siding has some discoloration
• Minor Landscaping — Simple landscaping with grass and trees

Value-add opportunities

• Both Paint exterior — Fresh paint can improve curb appeal and value
• Both Landscaping — Improved landscaping can enhance curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Light blue siding has some discoloration	Minor	$500–3,000
Landscaping · Simple landscaping with grass and trees	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior — Fresh paint can improve curb appeal and value ↑
• Both Landscaping — Improved landscaping can enhance curb appeal and attract potential buyers ↑

ⓘ 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