1358 Abby Ln · Alden, NY 14004

$79,900

3 bd · 2.0 ba · 1,596 sqft · Manufactured · 2 Days on market

Built 2019 Good condition Est $83k · at est.

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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 +9.2/15.0
• Schools +5.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1358 Abby Lane in Alden Village Estates! This beautifully maintained 3-bedroom, 2-bath ranch offers comfortable one-floor living in the highly desirable Alden School District. The open-concept floor plan features a spacious eat-in kitchen complete with an island, providing ample workspace and seating while flowing seamlessly into the main living areas. The primary suite offers a walk-in closet and private ensuite bath for added comfort and convenience. Sliding glass doors lead to a concrete patio overlooking the backyard with no rear neighbors, creating a peaceful setting for relaxing or entertaining. Additional features include central air conditioning, a wide concrete driveway,

Key facts

• No rear neighbors
• Walk-in closet
• Concrete patio

Tags

• OPEN-CONCEPT FLOOR PLAN
• EAT-IN KITCHEN
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH
• CONCRETE PATIO
• NO REAR NEIGHBORS

Property features AI

Finance

• Financial info: Land lease payment of $620

Exterior

• Parking: Driveway parking (no garage)
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Double-wide mobile home (Commodore); Single-story (one level); Resale property; City street frontage; Rectangular residential lot, near public transit
• Construction: Vinyl siding; PEX plumbing; Architectural shingle roof
• Exterior features: Concrete driveway; Shed(s) and additional storage

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher; Refrigerator; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varied flooring types
• Bathrooms: Two full bathrooms, both on the main level; Low-threshold shower(s) for accessibility
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen with a kitchen island and pantry; Country-style kitchen; Sliding glass doors; Primary suite on the main level; Bedroom on main level; No interior stairs (single-level living)
• Laundry & utility: Main-level laundry area; Washer and dryer; Accessible utilities or laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 68/100 on livability (#559 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, schools A, crime A-; Watch: amenities F, commute F, health & safety F.
• Alden Central School District (suburban): math 53% / reading 66% proficiency, ranked #229 of 590 in NY (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 51 active listings in the ZIP; 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.55% ✓
• Cap rate: 12.73%
• Cash-on-cash: 23.00%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $82,992
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13578 Holly Lane Ln	0.11mi	4/2.0 (+1)	1,480 (-7%)	10mo	$65,000	$44	70
1341 Village Park Dr	0.08mi	3/2.0	1,456 (-9%)	17mo	$75,000	$52	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.64×
• Total profit: $14,380
• Equity at exit: $11,913

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $47,763
• Equity at exit: $6,908

Cash invested: $22,372 (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 14004

• Home prices YoY: -17.1%
• Active inventory: 51
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $429

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 60%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   status $79,900 Pending 2 DOM
2. 2026-06-18
   days on market $79,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $79,900 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,900
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,324
• Taxable income: $4,118
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,157/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 75/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath ranch is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathrooms — Improves aesthetics and functionality
• Both New kitchen backsplash — Enhances kitchen aesthetics and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen backsplash — Enhances kitchen aesthetics and value ↑

ⓘ 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: Alden Central School District
• NCES district ID: 3602550
• Math proficiency: 53% ▼ -4.00%
• Reading proficiency: 66% ▲ 6.00%
• Median HH income: $62,135
• Composite: 51.77/100
• National rank: #1676
• State rank: #229 of 590 in NY

Livability — Alden

• Score: 68/100
• State rank: #559
• US rank: #10069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alden, NY
• City population: 11,312
• Population (ZIP): 11,312

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 (90%)
• Race & ethnicity: White 90% Black 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 22% Lithuanian 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -70.62%
• Current HPI: 342.0461
• Rent YoY: —
• Metro: —
• 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

• 2026-06-16 Listed $79,900 WNYREIS