33 Cambridge Dr · Clifton Gardens, NY 12065

$469,900

4 bd · 3.0 ba · 2,088 sqft · MultiFamily public records · 6 Days on market

Built 2001 0.69 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 +10.7/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Rent growth +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Well-maintained side-by-side duplex located on a quiet dead-end Cul-De-Sac in the highly desirable Shenendehowa Central School District. Each unit offers 2 bedrooms and 1.5 baths, along with a full basement featuring washer/dryer hookups and a utility sink. Unit 2 (B) has been recently updated with all new appliances, flooring, and carpeting. Spacious layout includes two large bedrooms, one with a walk-in closet. Enjoy private back patios overlooking a peaceful wooded backyard. Property features a large shared driveway Conveniently located near major highways, shopping, restaurants, and schools. Ideal for investors or owner-occupants.

Key facts

• Wooded backyard
• Side-by-side duplex
• Full basement

Tags

• SIDE-BY-SIDE DUPLEX
• QUIET DEAD-END CUL-DE-SAC
• FULL BASEMENT
• PRIVATE BACK PATIOS
• WOODED BACKYARD
• LARGE SHARED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $470k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative. Per door: $-112/mo.
• To cash-flow at today's rent, offer at most $430k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $378k (19.5% below list).
• Recommended offer: $378k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Shatekon Elementary School (math 72% / reading 70%, grade A-, #434 of 2,108 statewide, top 21%, 532 students, 29% 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); 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).
• This rent runs 40% of the median local income ($114k/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 $3k of loan paydown is wiped out by about $14k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $45k; list at $470k implies a 944% gain — meaningful room to come down on a strong offer.

Recommended offer $378,500 (19.5% 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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.3

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-83,971
• Equity at exit: $70,064

10-year hold

• IRR: -7.2%
• Equity multiple: 0.51×
• Total profit: $-64,215
• Equity at exit: $40,628

Cash invested: $131,572 (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: 20.7×

Monthly cashflow live

• Estimated rent: $3,785 high
• Mortgage (P&I): −$2,464
• Tax from tax record: −$554 /mo · $6,647/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$795
• Net cashflow: $-224

Break-even live

Break-even rent $4,068

Max offer price $430,375

Occupancy floor —

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$3,784
Total (2 units)			$3,785

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: $117,475
• Closing costs: $14,097
• 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	14d	25	0.71mi
26 Ponderosa Dr Clifton Park, NY	3.0	2.5	1408	$2,750	$1.95	18d	1	1.02mi

Listing history 7 events

1. 2026-04-06
   status Pending
2. 2026-03-31
   listed $469,900 Active
3. 2019-08-30
   historical
4. 2019-07-30
   price $399,900
5. 2019-07-17
   price $405,000
6. 2019-07-17
   listed $404,000 New
7. 2001-03-21
   soldstatus $45,000

ⓘ 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: $6,647 · $554/mo
• Projected year-2 tax: $7,294 · $608/mo
• Expected delta: +$647/yr (+$54/mo · 9.7%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,420
• − Mortgage interest: −$26,322
• − Property taxes: −$6,647
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,634
• − Management: −$3,634
• − Depreciation: −$13,670
• Taxable loss: −$10,835
• Est. tax savings @ 24.0%: +$2,600
• After-tax cash flow: $-85/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

+944.2% since first listed

7 events — show timeline

• 2026-04-06 Pending — Global MLS
• 2026-03-31 Listed $469,900 Global MLS
• 2019-08-30 Listing Removed — Global MLS
• 2019-07-30 Price Changed $399,900 Global MLS
• 2019-07-17 Price Changed $405,000 Global MLS
• 2019-07-17 Listed $404,000 Global MLS
• 2001-03-21 Sold (Public Records) $45,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $6,647 · +3.7% YoY. Source: county tax records.