58 Castleberry Dr · Saratoga Springs, NY 12831

$329,000

3 bd · 1.5 ba · 2,092 sqft · Townhouse public records · 49 Days on market

Built 1987 0.39 ac lot

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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).

• Cash flow +15.4/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +4.7/10.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

Key facts

• End unit
• Finished basement
• Added cabinets

Tags

• END UNIT
• FINISHED BASEMENT
• NEW ROOF
• ADDED CABINETS
• ADDED COUNTER
• NEW APPLIANCES

Property features AI

Exterior

• Parking: 1 garage space; 3 parking spaces total
• Utilities: 150 amp electric service; Public water; Septic tank; Cable available and connected; Underground utilities
• Home design: Townhouse; Updated/remodeled condition; Concrete perimeter foundation
• Construction: Aluminum siding; Wood siding
• Exterior features: Asphalt roof; Paved driveway; Shed(s); Level, partially wooded and cleared lot with road frontage

Interior

• Kitchen: New appliances and added cabinets; Dishwasher; Electric oven; Refrigerator
• Bedrooms: First-floor bedroom — large with easy access; Second-floor bedroom — nice size; Second-floor primary bedroom — large with walk-in closet
• Flooring: Tile; Carpet; Hardwood; Linoleum
• Bathrooms: One full bathroom (located on the second floor); One half bathroom (located on the first floor)
• Heating & cooling: Forced-air heating (natural gas); Window cooling unit(s)
• Interior features: High-speed internet available; Vaulted ceilings; Walk-in closet(s); Finished basement with interior entry; Open and inviting living room; Dining room open to living room
• Laundry & utility: Washer/Dryer included; Main-level laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $329k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (14.6% below list).
• Recommended offer: $281k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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+, health & safety 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.
• Zoned schools: Dorothy Nolan Elementary School (math 69% / reading 68%, grade B+, #517 of 2,108 statewide, top 25%, 688 students, 22% FRL); Maple Avenue Middle School (math 46% / reading 69%, grade B, #187 of 729 statewide, top 26%, 1,392 students, 27% FRL); Saratoga Springs High School (math 98% / reading 92%, grade A+, #83 of 1,100 statewide, top 8%, 1,947 students, 26% FRL).
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).
• This rent runs 34% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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

• It's been on market 49 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $180k; list at $329k implies a 83% gain — meaningful room to come down on a strong offer.

Recommended offer $280,943 (14.6% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-45,478
• Equity at exit: $49,055

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-29,699
• Equity at exit: $28,446

Cash invested: $92,120 (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 12831

• Home prices YoY: -12.8%
• Active inventory: 115
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,809 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $124

Break-even live

Break-even rent $2,652

Max offer price $329,000

Occupancy floor 91%

Sensitivity live

Price	-10% $310	-5% $217	+0% $124	+5% $31	+10% $-62
Rent	-10% $-98	-5% $13	+0% $124	+5% $235	+10% $346
Rate	-1.0pp $290	-0.5pp $208	base $124	+0.5pp $39	+1.0pp $-48

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Whispering Pines Rd Gansevoort, NY	3.0	1.5	1400	$2,100	$1.50	15d	1	0.62mi

Listing history 25 events

1. 2026-05-07
   status Pending
2. 2026-03-24
   historical Contingent
3. 2026-03-18
   listed $329,000 Active
4. 2018-07-27
   soldstatus $180,000
5. 2018-07-20
   soldstatus $180,000 Closed (Final Sale) 192-char remark

   Show marketing remark (192 chars)

   Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

6. 2018-05-21
   status Pend (Under Cntr) 192-char remark

   Show marketing remark (192 chars)

   Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

7. 2018-04-24
   status Back On Market 192-char remark

   Show marketing remark (192 chars)

   Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

8. 2018-04-19
   status Pend (Under Cntr) 192-char remark

   Show marketing remark (192 chars)

   Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

9. 2018-04-09
   status Back On Market 192-char remark

   Show marketing remark (192 chars)

   Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

10. 2018-03-22
    status Pend (Under Cntr) 192-char remark

    Show marketing remark (192 chars)

    Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

11. 2018-03-07
    listed $164,900 New 192-char remark

    Show marketing remark (192 chars)

    Move in ready home in Dorothy Nolan, Saratoga Springs Schools. Exceptionally large yard to enjoy with this 3 bedroom, 1 and 1/2 bath, end unit townhouse. Buyer to verify taxes. Good Condition

12. 2014-09-28
    historical
13. 2013-12-04
    listed $185,000
14. 2013-10-24
    historical
15. 2013-08-07
    listed $185,000
16. 2013-08-05
    historical
17. 2012-12-05
    listed $197,900
18. 2009-08-04
    soldstatus $195,000
19. 2009-07-28
    soldstatus $195,000
20. 2009-05-18
    historical
21. 2009-04-15
    listed $197,900
22. 2006-09-08
    soldstatus $185,000
23. 2006-08-04
    soldstatus $175,000
24. 2006-05-24
    historical
25. 2006-05-18
    listed $189,900

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $2,796 · $233/mo
• Projected year-2 tax: $4,178 · $348/mo
• Expected delta: +$1,382/yr (+$115/mo · 49.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $33,713
• − Mortgage interest: −$18,429
• − Property taxes: −$2,796
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$9,571
• Taxable loss: −$4,122
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $2,478/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: 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

• County: Saratoga County · 166,192 people
• City population: 40,057
• Metro: Albany-Schenectady-Troy, NY
• Population (ZIP): 18,025
• Household income: $100,024
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 497.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 4% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

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: ▼ -51.79%
• Current HPI: 351.6972
• Rent YoY: —
• 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

+73.2% since first listed

25 events — show timeline

• 2026-05-07 Pending — Global MLS
• 2026-03-24 Contingent — Global MLS
• 2026-03-18 Listed $329,000 Global MLS
• 2018-07-27 Sold (Public Records) $180,000 Public Records
• 2018-07-20 Sold (MLS) $180,000 Global MLS
• 2018-05-21 Pending — Global MLS
• 2018-04-24 Relisted — Global MLS
• 2018-04-19 Pending — Global MLS
• 2018-04-09 Relisted — Global MLS
• 2018-03-22 Pending — Global MLS
• 2018-03-07 Listed $164,900 Global MLS
• 2014-09-28 Listing Removed — Global MLS
• 2013-12-04 Listed $185,000 Global MLS
• 2013-10-24 Listing Removed — Global MLS
• 2013-08-07 Listed $185,000 Global MLS
• 2013-08-05 Listing Removed — Global MLS
• 2012-12-05 Listed $197,900 Global MLS
• 2009-08-04 Sold (Public Records) $195,000 Public Records
• 2009-07-28 Sold (MLS) $195,000 Global MLS
• 2009-05-18 Listing Removed — Global MLS
• 2009-04-15 Listed $197,900 Global MLS
• 2006-09-08 Sold (Public Records) $185,000 Public Records
• 2006-08-04 Sold (MLS) $175,000 Global MLS
• 2006-05-24 Listing Removed — Global MLS
• 2006-05-18 Listed $189,900 Global MLS

Property tax history

+2.1%/yr

Latest (2025): $2,796 · -2.0% YoY. Source: county tax records.