34 Westchester Dr · Clifton Gardens, NY 12065

$242,500

2 bd · 1.5 ba · 1,314 sqft · Townhouse public records · 5 Days on market

Built 1984 2,613 sqft lot Est $280k · 13% 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 +13.5/15.0
• Cash flow +11.9/30.0
• Schools +6.5/10.0
• Rent growth +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location and Price. Home needs TLC. Many Upgrades done. Air Conditioner 2 yr s old. Heating system and Hot Water Tank upgraded to Natural Gas. Electric Panel upgraded. Windows, Vinyl Sliding glass door and front door upgraded. The driveway has been sealed. Stainless Steel Applicance's. Plenty of Natural Light. Garage door opener. Low Taxes, Shen Schools, Minutes to Northway, Shopping, Restraunts, Saratoga and Albany Airport. Seller has not used fireplace in 15+ years. White Fence in backyard installed by seller on both sides.

Key facts

• Vaulted ceiling
• Large backyard
• Bar seating

Tags

• LARGE BACKYARD
• TWO STORY FOYER
• VAULTED CEILING
• WOOD BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• BAR SEATING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $242k.

Deal economics

• At list price, monthly cash flow is $-64 ($-762/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (15.3% below list).
• Recommended offer: $205k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 D — 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.
• Zoned schools: Okte Elementary School (math 64% / reading 72%, grade B+, #522 of 2,108 statewide, top 25%, 535 students, 23% FRL); Acadia Middle School (math 59% / reading 76%, grade A-, #98 of 729 statewide, top 14%, 744 students, 20% FRL); Shenendehowa High School (math 97% / reading 82%, grade A+, #265 of 1,100 statewide, top 26%, 3,036 students, 21% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 266 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2k of loan paydown is wiped out by about $7k 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.
• 3 sale attempts since 4y 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; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $205,448 (15.3% 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: 0.85% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $279,882
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Lexington Dr	0.12mi	2/1.5	1,314 (0%)	5mo	$275,000	$209	91
2 Carriage Rd	0.08mi	2/1.5	1,375 (+5%)	2mo	$325,000	$236	87
25 Grant Hill Ct	0.36mi	2/1.5	1,280 (-3%)	0mo	$350,000	$273	79
23 Westchester Ct	0.20mi	3/1.5 (+1)	1,303 (-1%)	8mo	$315,000	$242	77
23 Mohawk Trl	0.32mi	2/1.5	1,260 (-4%)	8mo	$319,900	$254	72
25 Westchester Dr	0.04mi	3/1.5 (+1)	1,479 (+13%)	9mo	$319,000	$216	64
32 Carriage Rd	0.13mi	3/1.5 (+1)	1,478 (+12%)	7mo	$265,000	$179	62
29 Tekakwitha Ct	0.63mi	2/1.5	1,375 (+5%)	2mo	$293,460	$213	61
19 Tekakwitha Ct	0.63mi	2/1.5	1,375 (+5%)	4mo	$265,000	$193	60
4 Westchester Ct	0.16mi	3/1.5 (+1)	1,479 (+13%)	8mo	$315,000	$213	60
36 Tekakwitha Ct	0.64mi	3/1.5 (+1)	1,479 (+13%)	4mo	$287,500	$194	40
20 Tekakwitha Ct	0.69mi	3/1.5 (+1)	1,479 (+13%)	9mo	$191,000	$129	34

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: -16.3%
• Equity multiple: 0.41×
• Total profit: $-39,837
• Equity at exit: $36,158

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-25,032
• Equity at exit: $20,967

Cash invested: $67,900 (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: 266
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$314 /mo · $3,766/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-64

Break-even live

Break-even rent $2,135

Max offer price $231,280

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $5	+0% $-64	+5% $-132	+10% $-201
Rent	-10% $-226	-5% $-145	+0% $-64	+5% $18	+10% $99
Rate	-1.0pp $59	-0.5pp $-2	base $-64	+0.5pp $-126	+1.0pp $-190

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Westchester Dr Clifton Park, NY	2.0	1.0	1000	$2,200	$2.20	21d	1	0.11mi
100 Foxwood Dr Clifton Park, NY	1.0–2.0	1.0	725	$2,046	$2.82	16d	23	1.10mi
2 Towpath Rd Clifton Park, NY	1.0–2.0	1.0–2.0	1162	$2,900	$2.50	16d	17	1.11mi

Listing history 9 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   listed $242,500 Active
3. 2022-10-18
   soldstatus $180,000
4. 2022-09-22
   soldstatus $180,000 Closed 541-char remark

   Show marketing remark (541 chars)

   Great Location and Price. Home needs TLC. Many Upgrades done. Air Conditioner 2 yr s old. Heating system and Hot Water Tank upgraded to Natural Gas. Electric Panel upgraded. Windows, Vinyl Sliding glass door and front door upgraded. The driveway has been sealed. Stainless Steel Applicance's. Plenty of Natural Light. Garage door opener. Low Taxes, Shen Schools, Minutes to Northway, Shopping, Restraunts, Saratoga and Albany Airport. Seller has not used fireplace in 15+ years. White Fence in backyard installed by seller on both sides.

5. 2022-09-20
   status Pending 541-char remark

   Show marketing remark (541 chars)

   Great Location and Price. Home needs TLC. Many Upgrades done. Air Conditioner 2 yr s old. Heating system and Hot Water Tank upgraded to Natural Gas. Electric Panel upgraded. Windows, Vinyl Sliding glass door and front door upgraded. The driveway has been sealed. Stainless Steel Applicance's. Plenty of Natural Light. Garage door opener. Low Taxes, Shen Schools, Minutes to Northway, Shopping, Restraunts, Saratoga and Albany Airport. Seller has not used fireplace in 15+ years. White Fence in backyard installed by seller on both sides.

6. 2022-08-09
   historical Contingent 541-char remark

   Show marketing remark (541 chars)

   Great Location and Price. Home needs TLC. Many Upgrades done. Air Conditioner 2 yr s old. Heating system and Hot Water Tank upgraded to Natural Gas. Electric Panel upgraded. Windows, Vinyl Sliding glass door and front door upgraded. The driveway has been sealed. Stainless Steel Applicance's. Plenty of Natural Light. Garage door opener. Low Taxes, Shen Schools, Minutes to Northway, Shopping, Restraunts, Saratoga and Albany Airport. Seller has not used fireplace in 15+ years. White Fence in backyard installed by seller on both sides.

7. 2022-07-28
   listed $199,900 Active 541-char remark

   Show marketing remark (541 chars)

   Great Location and Price. Home needs TLC. Many Upgrades done. Air Conditioner 2 yr s old. Heating system and Hot Water Tank upgraded to Natural Gas. Electric Panel upgraded. Windows, Vinyl Sliding glass door and front door upgraded. The driveway has been sealed. Stainless Steel Applicance's. Plenty of Natural Light. Garage door opener. Low Taxes, Shen Schools, Minutes to Northway, Shopping, Restraunts, Saratoga and Albany Airport. Seller has not used fireplace in 15+ years. White Fence in backyard installed by seller on both sides.

8. 2022-07-27
   soldstatus $180,000 Closed 541-char remark

   Show marketing remark (541 chars)

   Great Location and Price. Home needs TLC. Many Upgrades done. Air Conditioner 2 yr s old. Heating system and Hot Water Tank upgraded to Natural Gas. Electric Panel upgraded. Windows, Vinyl Sliding glass door and front door upgraded. The driveway has been sealed. Stainless Steel Applicance's. Plenty of Natural Light. Garage door opener. Low Taxes, Shen Schools, Minutes to Northway, Shopping, Restraunts, Saratoga and Albany Airport. Seller has not used fireplace in 15+ years. White Fence in backyard installed by seller on both sides.

9. 2022-07-21
   listed $199,900 Active 541-char remark

   Show marketing remark (541 chars)

   Great Location and Price. Home needs TLC. Many Upgrades done. Air Conditioner 2 yr s old. Heating system and Hot Water Tank upgraded to Natural Gas. Electric Panel upgraded. Windows, Vinyl Sliding glass door and front door upgraded. The driveway has been sealed. Stainless Steel Applicance's. Plenty of Natural Light. Garage door opener. Low Taxes, Shen Schools, Minutes to Northway, Shopping, Restraunts, Saratoga and Albany Airport. Seller has not used fireplace in 15+ years. White Fence in backyard installed by seller on both sides.

ⓘ 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: $3,766 · $314/mo
• Projected year-2 tax: $3,932 · $328/mo
• Expected delta: +$166/yr (+$14/mo · 4.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,654
• − Mortgage interest: −$13,584
• − Property taxes: −$3,766
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$7,055
• Taxable loss: −$4,907
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $416/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 — 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

Price history

+21.3% since first listed

9 events — show timeline

• 2026-04-21 Pending — Global MLS
• 2026-04-16 Listed $242,500 Global MLS
• 2022-10-18 Sold (Public Records) $180,000 Public Records
• 2022-09-22 Sold (MLS) $180,000 Global MLS
• 2022-09-20 Pending — Global MLS
• 2022-08-09 Contingent — Global MLS
• 2022-07-28 Listed $199,900 Global MLS
• 2022-07-27 Sold (MLS) $180,000 Global MLS
• 2022-07-21 Listed $199,900 Global MLS

Property tax history

+4.1%/yr

Latest (2025): $3,766 · +0.7% YoY. Source: county tax records.