19 Rippleway Dr · Blasdell, NY 14075

$110,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 196 Days on market

Built 1990 $68/sqft · 70% below area

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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 +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready! This affordable and spacious 1620 sq ft. manufactured home situated on a corner lot in a great location has EVERYTHING! Attached 1-1/2 car garage w/ workspace, Living room, Family room with stone wood burning fireplace for those cozy winter nights, Dining room w/ sliding glass doors leading to an 11.5 ft. x 24 ft. deck for ultimate outdoor entertaining. This home has 2 spacious bedrooms and 2 baths plus an additional room with French Doors that could be used for office/den, playroom or a nursery. There is ample storage space throughout this home. Both bedrooms have His and Hers closets. The Master bedroom has en suite bath with a spa-like feel with separate vanity area and a jacuzzi tub for relaxing. The spacious kitchen has ample cupboard and counter space and all modern conveniences- Dual built-in ovens, center island with cook top, dishwasher and a garbage disposal. Updates include: 2 year old roof and Hot Water Tank, fully serviced efficient gas furnace, brand new carpet, luxury vinyl plank flooring and paint throughout. Laundry Room includes washer and gas dryer. Maintenance free Exterior -Vinyl siding and concrete driveway. This home checks ALL of the boxes and can be yours for a fraction of the price you would expect to pay. MUST SEE!!

Key facts

• Attached garage
• Outdoor entertaining
• Sliding glass doors

Tags

• CORNER LOT
• ATTACHED GARAGE
• STONE WOOD BURNING FIREPLACE
• SLIDING GLASS DOORS
• OUTDOOR ENTERTAINING
• FRENCH DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $718 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 4.5% in Blasdell — 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 66/100 on livability (#643 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Frontier Central School District (suburban): math 54% / reading 55% proficiency, ranked #301 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 262 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.64% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.96%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $366,888
• List price: $110,000
• Delta: -70.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 S Eaglecrest Dr	0.07mi	3/2.0	1,716 (+6%)	11mo	$62,500	$36	78
40 Brookridge Dr	0.02mi	3/2.0	1,456 (-10%)	7mo	$75,000	$52	77
54 N Eaglecrest Dr	0.18mi	3/2.0	1,456 (-10%)	7mo	$95,000	$65	68
25 Foster Ridge Dr	0.20mi	3/2.0	1,728 (+7%)	14mo	$62,000	$36	68
28 N Eaglecrest Dr	0.24mi	3/2.0	1,456 (-10%)	8mo	$80,000	$55	66
68 S Eaglecrest Dr	0.18mi	3/2.0	1,456 (-10%)	17mo	$47,100	$32	61
74 Waterview Pkwy	0.22mi	2/1.0 (-1)	1,452 (-10%)	5mo	$80,000	$55	59
15 Waterview Pkwy	0.27mi	3/2.0	1,456 (-10%)	14mo	$54,900	$38	59
38 Highridge Ter	0.21mi	2/2.0 (-1)	1,392 (-14%)	16mo	$48,500	$35	48
55 W Canyon Dr	0.36mi	3/2.0	1,816 (+12%)	22mo	$94,500	$52	45

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.04×
• Total profit: $31,973
• Equity at exit: $16,401

10-year hold

• IRR: 33.6%
• Equity multiple: 4.39×
• Total profit: $104,277
• Equity at exit: $9,511

Cash invested: $30,800 (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 14075

• Rents YoY: 5.2%
• Active inventory: 262
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $718

Break-even live

Break-even rent $896

Max offer price $110,000

Occupancy floor 55%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4819 Southwestern Blvd Hamburg, NY	2.0	2.0	1170	$2,055	$1.76	1d	1	0.89mi
4779 S Park Ave Hamburg, NY	2.0	2.0–2.5	1287	$1,875	$1.46	1d	3	1.26mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 196 DOM
2. 2026-06-17
   days on market $110,000 Active 195 DOM
3. 2026-06-16
   days on market $110,000 Active 194 DOM
4. 2026-06-15
   days on market $110,000 Active 193 DOM
5. 2026-06-13
   days on market $110,000 Active 191 DOM
6. 2026-06-10
   days on market $110,000 Active 188 DOM
7. 2026-06-09
   days on market $110,000 Active 187 DOM
8. 2026-06-08
   days on market $110,000 Active 186 DOM
9. 2026-06-07
   days on market $110,000 Active 185 DOM
10. 2026-06-05
    days on market $110,000 Active 182 DOM
11. 2026-06-03
    days on market $110,000 Active 181 DOM
12. 2026-06-02
    days on market $110,000 Active 180 DOM
13. 2026-06-01
    days on market $110,000 Active 179 DOM
14. 2026-05-31
    days on market $110,000 Active 178 DOM
15. 2025-12-04
    listed $110,000 Active 1277-char remark

    Show marketing remark (1277 chars)

    Move-In Ready! This affordable and spacious 1620 sq ft. manufactured home situated on a corner lot in a great location has EVERYTHING! Attached 1-1/2 car garage w/ workspace, Living room, Family room with stone wood burning fireplace for those cozy winter nights, Dining room w/ sliding glass doors leading to an 11.5 ft. x 24 ft. deck for ultimate outdoor entertaining. This home has 2 spacious bedrooms and 2 baths plus an additional room with French Doors that could be used for office/den, playroom or a nursery. There is ample storage space throughout this home. Both bedrooms have His and Hers closets. The Master bedroom has en suite bath with a spa-like feel with separate vanity area and a jacuzzi tub for relaxing. The spacious kitchen has ample cupboard and counter space and all modern conveniences- Dual built-in ovens, center island with cook top, dishwasher and a garbage disposal. Updates include: 2 year old roof and Hot Water Tank, fully serviced efficient gas furnace, brand new carpet, luxury vinyl plank flooring and paint throughout. Laundry Room includes washer and gas dryer. Maintenance free Exterior -Vinyl siding and concrete driveway. This home checks ALL of the boxes and can be yours for a fraction of the price you would expect to pay. MUST SEE!!

ⓘ 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: $1,024 · $85/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: +$417/yr (+$35/mo · 40.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,654
• − Mortgage interest: −$6,162
• − Property taxes: −$1,024
• − Insurance: −$550
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$3,200
• Taxable income: $7,254
• Est. tax owed @ 24.0%: −$1,741
• After-tax cash flow: $6,870/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: Frontier Central School District
• NCES district ID: 3611670
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $58,807
• Composite: 47.36/100
• National rank: #2291
• State rank: #301 of 590 in NY

Livability — Blasdell

• Score: 66/100
• State rank: #643
• US rank: #12059

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment D Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 44,520
• Household income: $83,383
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 824.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 933,037 people
• By 2030: 935,181 · +0.2%
• By 2040: 928,531 · -0.5%
• By 2050: 905,725 · -2.9%
• By 2075: 834,037 · -10.6%
• By 2100: 708,033 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 20% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Erie

• 2024 margin: Lean D (+9.7) · D 54.8% · R 45.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.5pp · 2024: 9.7pp
• All cycles: 2024: D+9.7 2020: D+14.7 2016: D+4.8 2012: D+15.6 2008: D+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -261.10%
• Current HPI: 300.2852
• Rent YoY: ▲ 5.21%
• Metro: Buffalo-Cheektowaga, 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

• 2025-12-04 Listed $110,000 ForSaleByOwner.com

Property tax history

+2.2%/yr

Latest (2025): $1,024 · +0.4% YoY. Source: county tax records.