8 Brookside Estates Dr · Frewsburg, NY 14701

$34,500

2 bd · 1.0 ba · 924 sqft · Manufactured · 13 Days on market

Built 1979 Good condition

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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 +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This mobile home park is one of the most peaceful in the Falconer school district, located off Carlberg Rd. It is situated on the most private lot in the park, with no neighbors located to the left, only open fields, greenery and wildlife. This will always be the case as this lot is adjacent to the park's water treatment systems which are located underground of the view and extra privacy. It also allows room for the double wide paved driveway and a separate large outdoor shed with electric. .. a unique feature in this park. The home has been renovated with a new roof in 2010, and addition of a large 3 season room as well as a screened in porch. Two new exterior doors were added and laminate

Key facts

• Large 3 season room
• Screened in porch
• Private lot

Tags

• PRIVATE LOT
• DOUBLE WIDE PAVED DRIVEWAY
• LARGE OUTDOOR SHED
• RENOVATED WITH NEW ROOF
• LARGE 3 SEASON ROOM
• SCREENED IN PORCH

Property features AI

Finance

• HOA & community: Land lease: $550

Exterior

• Parking: No garage
• Utilities: Has heating and cooling; Gas water heater
• Home design: Single-story single wide mobile home; Resale property; Pillar/post/pier foundation
• Construction: Vinyl siding; Existing structure
• Exterior features: Porch (screened); Enclosed porch; Gravel driveway; Shed(s) / storage

Interior

• Kitchen: Gas range; Gas oven; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Window cooling units
• Interior features: Breakfast bar; Living/dining room; Enclosed sunroom / Florida room; Bedroom on main level
• Laundry & utility: Washer and dryer on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $34k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).

Location & tenants

• Location reads 68/100 on livability (#553 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: schools C-, employment D, amenities F.
• Falconer Central School District (town): math 43% / reading 54% proficiency, ranked #423 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 313 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $239 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $34,500

Questions for the listing agent

1. Built in 1979 — 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. 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: 2.94% ✓
• Cap rate: 25.83%
• Cash-on-cash: 69.78%
• DSCR: 4.10
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 69.3%
• Equity multiple: 4.13×
• Total profit: $30,203
• Equity at exit: $5,144

10-year hold

• IRR: 73.4%
• Equity multiple: 8.50×
• Total profit: $72,433
• Equity at exit: $2,983

Cash invested: $9,660 (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 14701

• Home prices YoY: -18.5%
• Active inventory: 313
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$181
• Tax est. 1.5%: −$43 /mo · $518/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $562

Break-even live

Break-even rent $302

Max offer price $34,500

Occupancy floor 40%

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: $8,625
• Closing costs: $1,035
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $34,500 Active 13 DOM
2. 2026-06-18
   days on market $34,500 Active 12 DOM
3. 2026-06-17
   days on market $34,500 Active 11 DOM
4. 2026-06-16
   days on market $34,500 Active 10 DOM
5. 2026-06-15
   days on market $34,500 Active 9 DOM
6. 2026-06-14
   days on market $34,500 Active 7 DOM
7. 2026-06-12
   days on market $34,500 Active 6 DOM
8. 2026-06-09
   days on market $34,500 Active 3 DOM
9. 2026-06-08
   days on market $34,500 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $34,500 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,155
• − Mortgage interest: −$1,933
• − Property taxes: −$518
• − Insurance: −$172
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,004
• Taxable income: $6,584
• Est. tax owed @ 24.0%: −$1,580
• After-tax cash flow: $5,161/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 · 13 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good roof, exterior, and interior. It has been recently renovated with a new roof in 2010 and a large 3 season room. The home is located in a peaceful area with no neighbors to the left, only open fields, greenery, and wildlife. The home is move-in ready and has a good curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and increase its resale value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Resale Replace any damaged windows — Replacing damaged windows can improve the home's energy efficiency and increase its resale 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: Falconer Central School District
• NCES district ID: 3610920
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $44,363
• Composite: 40.96/100
• National rank: #3600
• State rank: #423 of 590 in NY

Livability — Frewsburg

• Score: 68/100
• State rank: #553
• US rank: #9948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chautauqua County · 38,461 people
• Metro: Jamestown-Dunkirk-Fredonia, NY
• Population (ZIP): 38,461
• Household income: $49,685
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1838.0

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 6% Black 3%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.93%
• Current HPI: 259.402
• Rent YoY: —
• Metro: Jamestown-Dunkirk-Fredonia, 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

• 2026-06-06 Listed $34,500 UNYREIS