Champion/Redman D & R Village Plan · Clifton Gardens, NY 12065

$160,000

3 bd · 2.0 ba · 1,600 sqft · Manufactured · 63 Days on market

Good 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in end of June!! Stunning ‘like new' 2019 3 bedroom/2 full bath home with covered porch and huge custom composite deck! Open Kitchen/Dining/Living room perfect for family gatherings! Kitchen island and Bench Seat at Front Kitchen Windows Private Mater suite with Walk In shower and huge closet. Seller is including the washer & dryer, a 75”TV, custom built pantry, among other amenities. Upgraded Skirting, natural gas heat, central air conditioning, gutters with leaf guards, Shed, generac generator. 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 collection etc.

Key facts

• Covered porch
• Private master suite
• Kitchen island

Tags

• COVERED PORCH
• HUGE CUSTOM COMPOSITE DECK
• KITCHEN ISLAND
• PRIVATE MASTER SUITE
• WALK IN SHOWER
• HUGE CLOSET

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 2 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.31% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.58%
• DSCR: 1.65
• GRM: 6.4

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $12,288
• Equity at exit: $23,857

10-year hold

• IRR: 17.6%
• Equity multiple: 2.57×
• Total profit: $70,414
• Equity at exit: $13,834

Cash invested: $44,800 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,088 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $544

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 69%

Sensitivity live

Price	-10% $655	-5% $599	+0% $544	+5% $489	+10% $434
Rent	-10% $379	-5% $462	+0% $544	+5% $627	+10% $709
Rate	-1.0pp $625	-0.5pp $585	base $544	+0.5pp $503	+1.0pp $461

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Lakeview Dr Clifton Park, NY	1.0–3.0	1.0–2.0	1119	$2,302	$2.06	15d	25	1.02mi
147 Anthony Rd Halfmoon, NY	3.0	1.0	1209	$2,000	$1.65	24d	1	1.27mi

Listing history 16 events

1. 2026-06-18
   days on market $160,000 Active 63 DOM
2. 2026-06-17
   days on market $160,000 Active 62 DOM
3. 2026-06-16
   days on market $160,000 Active 61 DOM
4. 2026-06-15
   days on market $160,000 Active 60 DOM
5. 2026-06-14
   days on market $160,000 Active 58 DOM
6. 2026-06-13
   days on market $160,000 Active 57 DOM
7. 2026-06-10
   days on market $160,000 Active 55 DOM
8. 2026-06-09
   days on market $160,000 Active 54 DOM
9. 2026-06-08
   days on market $160,000 Active 53 DOM
10. 2026-06-07
    days on market $160,000 Active 52 DOM
11. 2026-06-03
    days on market $160,000 Active 48 DOM
12. 2026-06-02
    days on market $160,000 Active 47 DOM
13. 2026-06-01
    days on market $160,000 Active 46 DOM
14. 2026-05-31
    days on market $160,000 Active 45 DOM
15. 2026-05-31
    days on market $160,000 Active 44 DOM
16. 2026-04-16
    listed $160,000 Active 903-char remark

    Show marketing remark (903 chars)

    Move in end of June!! Stunning ‘like new' 2019 3 bedroom/2 full bath home with covered porch and huge custom composite deck! Open Kitchen/Dining/Living room perfect for family gatherings! Kitchen island and Bench Seat at Front Kitchen Windows Private Mater suite with Walk In shower and huge closet. Seller is including the washer & dryer, a 75”TV, custom built pantry, among other amenities. Upgraded Skirting, natural gas heat, central air conditioning, gutters with leaf guards, Shed, generac generator. 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 collection etc.

ⓘ 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: $25,062
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$4,655
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $5,514/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

Good 80/100 Cosmetic rehab

This 2019 manufactured home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ 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

Price history

1 event — show timeline

• 2026-04-16 Listed $160,000 Zillow