35 Holly St · Akron, NY 14001

$34,900

2 bd · 1.0 ba · 980 sqft · Manufactured · 4 Days on market

Manufactured home Built 1976 Good condition $36/sqft · 36% below area Est $54k · 36% under ↓ 30% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.5/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.8

Listing remarks

Charming 2 bedroom home beautifully updated. This adorable 2 bedroom, 1 bath home has 980 sq ft of thoughtfully updated living space. Tasteful updates shine throughout, creating a cozy yet modern feel you'll fall in love with. Plenty of white cabinets in the kitchen and dining area. New electric stove and refrigerator. Enjoy the versatile carport/patio- perfect for relaxing or entertaining-plus a shed and additional storage area for all your extras. Major updates done Fall of 2025 include furnace and hot water tank, along with a durable recoating of the tar and gravel roof. This is all in Akron's Premier 40+ manufactured home community, Quarry Hill Estates.

Key facts

• Shed
• White cabinets
• Carport

Tags

• WHITE CABINETS
• ELECTRIC STOVE
• REFRIGERATOR
• CARPORT
• PATIO
• SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 32.3% vs local median 4.4% in Akron — 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 74/100 on livability (#297 in NY, #4,809 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: employment D+, amenities F, commute F.
• Clarence Central School District (suburban): math 70% / reading 76% proficiency, ranked #94 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Ledgeview Elementary School (math 70% / reading 82%, grade A, #285 of 2,108 statewide, top 14%, 473 students, 10% FRL); Clarence Middle School (math 47% / reading 73%, grade B, #157 of 729 statewide, top 22%, 972 students, 18% FRL); Clarence Senior High School (math 100% / reading 77%, grade A, #299 of 1,100 statewide, top 27%, 1,284 students, 17% FRL).
• Market conditions: 108 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 $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $34,900

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.62% ✓
• Cap rate: 32.30%
• Cash-on-cash: 92.90%
• DSCR: 5.13
• GRM: 2.3

CMA / ARV

• ARV (median comp): $54,271
• List price: $34,900
• Delta: -35.69%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Quarry Hl	0.05mi	2/1.0	910 (-7%)	0mo	$18,000	$20	86
147 Aspen St	0.08mi	2/2.0	924 (-6%)	1mo	$28,000	$30	82
136 Quarry Hill Ests	0.18mi	2/2.0	1,000 (+2%)	3mo	$72,000	$72	82
181 Quarry Hl	0.17mi	2/1.0	980 (0%)	13mo	$38,900	$40	82
110 Quarry Hl	0.19mi	2/1.5	980 (0%)	15mo	$12,500	$13	77
59 Aspen	0.05mi	3/2.0 (+1)	1,056 (+8%)	0mo	$65,000	$62	75
126 Holly St	0.15mi	3/1.0 (+1)	910 (-7%)	2mo	$51,000	$56	75
182 Quarry Hill Ests	0.18mi	3/2.0 (+1)	1,056 (+8%)	11mo	$77,000	$73	60
—	0.02mi	3/2.0 (+1)	1,056 (+8%)	24mo	$60,000	$57	58

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: 93.7%
• Equity multiple: 5.35×
• Total profit: $42,546
• Equity at exit: $5,204

10-year hold

• IRR: 96.5%
• Equity multiple: 11.15×
• Total profit: $99,169
• Equity at exit: $3,018

Cash invested: $9,772 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 4 under contract
• Months of supply: 7.2 mo (14%/mo absorbed)
• Median asking: $38,450 ($39/sqft)
• Median days on market: 71 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +42.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14001

• Home prices YoY: -7.1%
• Active inventory: 108
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $757

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 35%

Sensitivity live

Price	-10% $781	-5% $769	+0% $757	+5% $744	+10% $732
Rent	-10% $657	-5% $707	+0% $757	+5% $806	+10% $856
Rate	-1.0pp $774	-0.5pp $765	base $757	+0.5pp $747	+1.0pp $738

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: $8,725
• Closing costs: $1,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 100
• HOA & community: Located in a senior communityLand lease (monthly) of $750

Exterior

• Parking: No garage
• Utilities: Sewer connectedPublic water connectedCable availableHigh-speed internet available
• Home design: Single-wide mobile homeSingle-story (1 story)Resale propertySchultz model/make
• Construction: Vinyl sidingRolled/hot mop roof
• Exterior features: Concrete drivewayPatioRectangular residential lotCity street frontage

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Bedrooms: 2 bedrooms on the main level (both on the first floor)
• Flooring: CarpetLaminateVinylVaries
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Breakfast areaCeiling fan(s)Separate/formal living roomAccessible bedroomNo stairs (single-level)
• Laundry & utility: Main-level laundry / accessible utilities

Listing history 50 events

1. 2026-08-08
   days on market $34,900 Active 4 DOM
2. 2026-08-07
   days on market $34,900 Active 3 DOM
3. 2026-08-06
   days on market $34,900 Active 2 DOM
4. 2026-08-04
   days on marketlisting id $34,900 Active 1 DOM
5. 2026-07-31
   days on market $34,900 Active 179 DOM
6. 2026-07-30
   days on market $34,900 Active 177 DOM
7. 2026-07-28
   days on market $34,900 Active 176 DOM
8. 2026-07-26
   days on market $34,900 Active 174 DOM
9. 2026-07-24
   days on market $34,900 Active 172 DOM
10. 2026-07-23
    days on market $34,900 Active 171 DOM
11. 2026-07-22
    days on market $34,900 Active 170 DOM
12. 2026-07-21
    days on market $34,900 Active 169 DOM
13. 2026-07-20
    days on market $34,900 Active 168 DOM
14. 2026-07-18
    days on market $34,900 Active 166 DOM
15. 2026-07-18
    days on market $34,900 Active 165 DOM
16. 2026-07-16
    days on market $34,900 Active 164 DOM
17. 2026-07-15
    days on market $34,900 Active 163 DOM
18. 2026-07-14
    days on market $34,900 Active 162 DOM
19. 2026-07-13
    days on market $34,900 Active 161 DOM
20. 2026-07-13
    days on market $34,900 Active 160 DOM
21. 2026-07-11
    pricedays on market $34,900 Active 159 DOM
22. 2026-07-10
    days on market $39,999 Active 158 DOM
23. 2026-07-09
    days on market $39,999 Active 157 DOM
24. 2026-07-07
    days on market $39,999 Active 155 DOM
25. 2026-07-06
    days on market $39,999 Active 154 DOM
26. 2026-07-05
    days on market $39,999 Active 153 DOM
27. 2026-07-03
    days on market $39,999 Active 151 DOM
28. 2026-07-02
    days on market $39,999 Active 150 DOM
29. 2026-07-01
    days on market $39,999 Active 149 DOM
30. 2026-06-30
    days on market $39,999 Active 148 DOM
31. 2026-06-29
    days on market $39,999 Active 147 DOM
32. 2026-06-28
    days on market $39,999 Active 146 DOM
33. 2026-06-27
    days on market $39,999 Active 145 DOM
34. 2026-06-27
    days on market $39,999 Active 144 DOM
35. 2026-06-25
    days on market $39,999 Active 142 DOM
36. 2026-06-22
    days on market $39,999 Active 140 DOM
37. 2026-06-21
    days on market $39,999 Active 139 DOM
38. 2026-06-18
    days on market $39,999 Active 136 DOM
39. 2026-06-17
    days on market $39,999 Active 135 DOM
40. 2026-06-16
    days on market $39,999 Active 134 DOM
41. 2026-06-15
    days on market $39,999 Active 133 DOM
42. 2026-06-13
    days on market $39,999 Active 131 DOM
43. 2026-06-13
    days on market $39,999 Active 130 DOM
44. 2026-06-10
    days on market $39,999 Active 128 DOM
45. 2026-06-09
    days on market $39,999 Active 127 DOM
46. 2026-06-08
    days on market $39,999 Active 126 DOM
47. 2026-06-07
    days on market $39,999 Active 125 DOM
48. 2026-06-03
    days on market $39,999 Active 121 DOM
49. 2026-06-02
    days on market $39,999 Active 120 DOM
50. 2026-06-01
    days on market $39,999 Active 119 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $15,155
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,015
• Taxable income: $9,062
• Est. tax owed @ 24.0%: −$2,175
• After-tax cash flow: $6,903/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 Est. rehab $4,900–$14,700 screening

This charming 2-bedroom manufactured home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

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

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 75/100

Zoned Schools

Elementary Ledgeview Elementary School A NY #285/2,108 Nat'l #1,966/41,679 Middle Clarence Middle School B NY #157/729 Nat'l #1,793/14,009 High Clarence Senior High School A NY #299/1,100 Nat'l #525/17,239

Schools (NCES district)

• District: Clarence Central School District
• NCES district ID: 3607590
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 76% ▲ 2.00%
• Median HH income: $81,568
• Composite: 64.85/100
• National rank: #514
• State rank: #94 of 590 in NY

B Composite livability gradescore 74/100

Livability — Akron

• Score: 74/100
• State rank: #297
• US rank: #4809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie · 933,037 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 9,122
• Household income: $73,786
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 21% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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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: ▼ -24.68%
• Current HPI: 322.1897
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

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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

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 100
• HOA & community: Located in a senior communityLand lease (monthly) of $750

Exterior

• Parking: No garage
• Utilities: Sewer connectedPublic water connectedCable availableHigh-speed internet available
• Home design: Single-wide mobile homeSingle-story (1 story)Resale propertySchultz model/make
• Construction: Vinyl sidingRolled/hot mop roof
• Exterior features: Concrete drivewayPatioRectangular residential lotCity street frontage

Interior

• Kitchen: Electric ovenElectric rangeRefrigerator
• Bedrooms: 2 bedrooms on the main level (both on the first floor)
• Flooring: CarpetLaminateVinylVaries
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Breakfast areaCeiling fan(s)Separate/formal living roomAccessible bedroomNo stairs (single-level)
• Laundry & utility: Main-level laundry / accessible utilities

Price history

-30.1% since first listed

7 events — show timeline

• 2026-08-04 Listed $34,900 WNYREIS
• 2026-08-02 Listing Removed — WNYREIS
• 2026-07-10 Price Changed $34,900 WNYREIS
• 2026-05-04 Price Changed $39,999 WNYREIS
• 2026-03-10 Price Changed $44,900 WNYREIS
• 2026-02-12 Price Changed $47,500 WNYREIS
• 2026-02-02 Listed $49,900 WNYREIS