6266 Bayview Sta · Newfane, NY 14108

$50,000

3 bd · 2.0 ba · 944 sqft · SingleFamily · 25 Days on market

Built 1995 $53/sqft · 33% below area Est $75k · 33% under

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

Listing remarks

Located in the desirable Countryside Estates community, this well cared for 3 bedroom, 2 bath manufactured home offers a spacious and practical layout with nearly 950 sq. ft. of living space. Built in 1995, the home features a bright eat in kitchen with generous cabinet storage and nearby first floor laundry for added convenience. The primary suite includes a walk in closet and private full bath, while two additional bedrooms and a second full bath offer plenty of flexibility for guests, a home office, or additional living needs. A 2 car garage provides extra storage and covered parking.

Key facts

• First floor laundry
• Walk in closet
• Private full bath

Tags

• BRIGHT EAT IN KITCHEN
• GENEROUS CABINET STORAGE
• FIRST FLOOR LAUNDRY
• WALK IN CLOSET
• PRIVATE FULL BATH
• HOME OFFICE

Property features AI

Finance

• Financial info: Has land lease (approx. $705)
• HOA & community: Association fee paid monthly

Exterior

• Parking: Detached garage; Driveway; 2 garage spaces
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story (1 story); Double-wide mobile home (Skyline)
• Construction: Vinyl siding; Asphalt shingle roof; Block foundation; Existing (pre-owned) condition
• Exterior features: Deck; Blacktop driveway; Rectangular lot (approx. 70 x 100)

Interior

• Kitchen: Gas oven; Gas range; Range hood; Exhaust fan; Refrigerator; Eat-in kitchen
• Bedrooms: Three main-level bedrooms; Bedroom 1 on first level (approx. 13.3 x 10.1); Bedroom 2 on first level (approx. 11.2 x 10.11); Bedroom 3 on first level (approx. 8.1 x 10.9)
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Main level primary / Primary suite; Bedroom on main level; Stair lift (accessibility) - see remarks
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#640 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, amenities F, commute F.
• Newfane Central School District (rural): math 51% / reading 66% proficiency, ranked #257 of 590 in NY (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.

Recommended offer $49,250 (1.5% below list)

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 B-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: 2.05% ✓
• Cap rate: 17.40%
• Cash-on-cash: 39.67%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $75,000
• List price: $50,000
• Delta: -33.33%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6229 Dale Rd	0.32mi	3/2.0	1,008 (+7%)	24mo	$200,000	$198	54

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: 36.0%
• Equity multiple: 2.53×
• Total profit: $21,393
• Equity at exit: $7,455

10-year hold

• IRR: 42.7%
• Equity multiple: 5.05×
• Total profit: $56,651
• Equity at exit: $4,323

Cash invested: $14,000 (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 14108

• Home prices YoY: -3.9%
• Active inventory: 33
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $463

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 50%

Sensitivity live

Price	-10% $497	-5% $480	+0% $463	+5% $446	+10% $428
Rent	-10% $382	-5% $422	+0% $463	+5% $503	+10% $544
Rate	-1.0pp $488	-0.5pp $476	base $463	+0.5pp $450	+1.0pp $437

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-07
   statusdays on market $50,000 Pending 25 DOM
2. 2026-06-05
   days on market $50,000 Active 24 DOM
3. 2026-06-03
   days on market $50,000 Active 23 DOM
4. 2026-06-02
   days on market $50,000 Active 22 DOM
5. 2026-06-01
   days on market $50,000 Active 21 DOM
6. 2026-05-31
   days on market $50,000 Active 20 DOM
7. 2026-05-11
   listed $50,000 Active 594-char remark
8. 2026-04-29
   historical
9. 2026-04-10
   price $60,000
10. 2026-03-24
    price $70,000
11. 2025-12-04
    price $80,000
12. 2025-10-29
    listed $90,000 Active
13. 2013-09-17
    listed $46,500

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 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: $12,279
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$1,455
• Taxable income: $5,059
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,340/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: Newfane Central School District
• NCES district ID: 3620760
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 66% ▲ 10.00%
• Median HH income: $53,029
• Composite: 50.07/100
• National rank: #1911
• State rank: #257 of 590 in NY

Livability — Newfane

• Score: 66/100
• State rank: #640
• US rank: #11907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newfane, NY
• Population (ZIP): 5,301

Population outlook (Niagara County) Hauer SSP2

• Today (2025): 204,149 people
• By 2030: 197,900 · -3.1%
• By 2040: 182,239 · -10.7%
• By 2050: 165,198 · -19.1%
• By 2075: 129,416 · -36.6%
• By 2100: 96,222 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Niagara

• 2024 margin: R (+14.9) · D 42.5% · R 57.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 1.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+9.7 2016: R+19.0 2012: D+0.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.96%
• Current HPI: 272.2811
• 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

+7.5% since first listed

8 events — show timeline

• 2026-06-05 Pending — WNYREIS
• 2026-05-11 Listed $50,000 WNYREIS
• 2026-04-29 Listing Removed — WNYREIS
• 2026-04-10 Price Changed $60,000 WNYREIS
• 2026-03-24 Price Changed $70,000 WNYREIS
• 2025-12-04 Price Changed $80,000 WNYREIS
• 2025-10-29 Listed $90,000 WNYREIS
• 2013-09-17 Listed $46,500 WNYREIS