Is this property in Akron, NY a good investment?

CashFlowRE grades it B+ with a 31.4% cap rate and $775/mo modeled cash flow at a $37,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate?

The modeled cap rate is 31.4% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,304/month, from CashFlowRE's rent model.

B+ Composite 76.76

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
Livability +3.7/5.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
Condition / age +2.2/5.0
Manufactured-home adj. -6.7

$37,000

None · Akron, NY 14001

2 bd · 1.0 ba · 1,056 sqft · Manufactured · 89 Days on market

Manufactured home Built 1975 Fair condition Garage $35/sqft · 32% below area Est $54k · 32% under ↓ 11% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome too 29 Quarry Hill in the demand community of Quarry Hill Estates. This two bedroom 1 bath home has been lovingly taken care of over the years. In 2019 the roof, gutters (with leaf guard system) and windows were all replaced. The front exterior has a welcoming front deck as you enter the front door. A bright and open living room extends to the dining room which includes built in hutches and desk area. The Galley kitchen includes all appliances and has plenty of cabinets. The laundry area is conveniently located off the kitchen. There is a three season room that is great for additional storage or to use during the warmer months.

Key facts

Front deck
Built in hutches
Windows replaced

What this means for you Summary

Snapshot

This is a 2-bed/1.0-bath manufactured listed at $37k. Condition is rated fair.

Deal economics

At list price, monthly cash flow is $775 ($9k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $37k).
Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
Cap rate 31.4% 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 $256 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

It's been on market 89 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Recommended offer $34,780 (6.0% below list)

Questions for the listing agent

It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 3.53% ✓
Cap rate: 31.42%
Cash-on-cash: 89.75%
DSCR: 4.99
GRM: 2.4

CMA / ARV

ARV (median comp): $54,271
List price: $37,000
Delta: -31.82%
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
59 Aspen	0.12mi	3/2.0 (+1)	1,056 (0%)	0mo	$65,000	$62	85
136 Quarry Hill Ests	0.20mi	2/2.0	1,000 (-5%)	3mo	$72,000	$72	76
26 Quarry Hl	0.03mi	2/1.0	910 (-14%)	0mo	$18,000	$20	75
182 Quarry Hill Ests	0.22mi	3/2.0 (+1)	1,056 (0%)	11mo	$77,000	$73	71
147 Aspen St	0.13mi	2/2.0	924 (-12%)	1mo	$28,000	$30	68
181 Quarry Hl	0.21mi	2/1.0	980 (-7%)	13mo	$38,900	$40	68
—	0.09mi	3/2.0 (+1)	1,056 (0%)	24mo	$60,000	$57	67
110 Quarry Hl	0.19mi	2/1.5	980 (-7%)	15mo	$12,500	$13	65
126 Holly St	0.16mi	3/1.0 (+1)	910 (-14%)	2mo	$51,000	$56	63

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: 90.4%
Equity multiple: 5.19×
Total profit: $43,375
Equity at exit: $5,517

10-year hold

IRR: 93.4%
Equity multiple: 10.79×
Total profit: $101,398
Equity at exit: $3,199

Cash invested: $10,360 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 5 active · 4 under contract
Months of supply: 6.0 mo (17%/mo absorbed)
Median asking: $39,900 ($41/sqft)
Median days on market: 36 d
This list price: 40% of active listings are priced below it
ARV vs active asking: +26.2% 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: 2.4×

Monthly cashflow live

Estimated rent: $1,304 medium interval (Pro) →
Mortgage (P&I): −$194
Tax est. 1.5%: −$46 /mo · $555/yr
Insurance: −$15
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$274
Net cashflow: $775

Break-even live

Break-even rent $324

Max offer price $37,000

Occupancy floor 36%

Sensitivity live

Price	-10% $800	-5% $788	+0% $775	+5% $762	+10% $749
Rent	-10% $672	-5% $723	+0% $775	+5% $826	+10% $878
Rate	-1.0pp $793	-0.5pp $784	base $775	+0.5pp $765	+1.0pp $756

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: $9,250
Closing costs: $1,110
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Financial info: Land lease: $705
HOA & community: Monthly association feeCommunity clubhouseSenior community

Exterior

Parking: Attached garage with garage door opener (1-car)
Security: Owned security system
Utilities: Electricity connected (circuit breakers)Public water connectedSewer connected
Home design: Single-story homeSingle-wide mobile home (Holiday Rambler)Resale property
Construction: Aluminum sidingVinyl sidingAsphalt roofExisting construction
Exterior features: Concrete drivewayDeckShed(s) / storageLocated on a cul-de-sacPie-shaped lot

Interior

Kitchen: Galley kitchenElectric cooktopRefrigerator
Bedrooms: One main-level bedroomSecond bedroom on main level
Flooring: CarpetLaminateVaries
Bathrooms: One full bathroom (main level)
Heating & cooling: Electric baseboard heatingWindow cooling units
Interior features: Ceiling fan(s)Separate/formal dining roomSeparate/formal living roomGalley kitchenWindow treatmentsDrapesBedroom on main level
Laundry & utility: Main-level laundryWasherDryerElectric water heater

Listing history 50 events

2026-08-08

days on market $37,000 Active 89 DOM
2026-08-07

days on market $37,000 Active 88 DOM
2026-08-06

days on market $37,000 Active 87 DOM
2026-08-05

days on market $37,000 Active 86 DOM
2026-08-04

days on market $37,000 Active 85 DOM
2026-08-03

days on market $37,000 Active 84 DOM
2026-07-31

days on market $37,000 Active 81 DOM
2026-07-30

days on market $37,000 Active 79 DOM
2026-07-28

days on market $37,000 Active 78 DOM
2026-07-26

days on market $37,000 Active 76 DOM
2026-07-24

days on market $37,000 Active 74 DOM
2026-07-23

days on market $37,000 Active 73 DOM
2026-07-22

days on market $37,000 Active 72 DOM
2026-07-21

days on market $37,000 Active 71 DOM
2026-07-20

days on market $37,000 Active 70 DOM
2026-07-18

days on market $37,000 Active 68 DOM
2026-07-18

days on market $37,000 Active 67 DOM
2026-07-16

days on market $37,000 Active 66 DOM
2026-07-15

days on market $37,000 Active 65 DOM
2026-07-14

pricedays on market $37,000 Active 64 DOM
2026-07-13

days on market $39,000 Active 63 DOM
2026-07-13

days on market $39,000 Active 62 DOM
2026-07-11

days on market $39,000 Active 61 DOM
2026-07-10

days on market $39,000 Active 60 DOM
2026-07-09

days on market $39,000 Active 59 DOM
2026-07-07

days on market $39,000 Active 57 DOM
2026-07-06

days on market $39,000 Active 56 DOM
2026-07-05

days on market $39,000 Active 55 DOM
2026-07-03

days on market $39,000 Active 53 DOM
2026-07-02

days on market $39,000 Active 52 DOM
2026-07-01

days on market $39,000 Active 51 DOM
2026-06-30

days on market $39,000 Active 50 DOM
2026-06-29

days on market $39,000 Active 49 DOM
2026-06-28

days on market $39,000 Active 48 DOM
2026-06-27

days on market $39,000 Active 47 DOM
2026-06-27

days on market $39,000 Active 46 DOM
2026-06-25

days on market $39,000 Active 44 DOM
2026-06-22

days on market $39,000 Active 42 DOM
2026-06-21

days on market $39,000 Active 41 DOM
2026-06-18

days on market $39,000 Active 38 DOM
2026-06-17

days on market $39,000 Active 37 DOM
2026-06-16

days on market $39,000 Active 36 DOM
2026-06-15

days on market $39,000 Active 35 DOM
2026-06-13

days on market $39,000 Active 33 DOM
2026-06-13

days on market $39,000 Active 32 DOM
2026-06-10

days on market $39,000 Active 30 DOM
2026-06-09

days on market $39,000 Active 29 DOM
2026-06-08

days on market $39,000 Active 28 DOM
2026-06-07

pricedays on market $39,000 Active 27 DOM
2026-06-03

days on market $43,900 Active 23 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $15,654
− Mortgage interest: −$2,073
− Property taxes: −$555
− Insurance: −$185
− Repairs & maintenance: −$1,252
− Management: −$1,252
− Depreciation: −$1,076
Taxable income: $9,260

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$2,223
After-tax cash flow: $7,076/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 · 2 photos

Fair 45/100 Cosmetic rehab Est. rehab $5,280–$15,840 screening

This two-bedroom manufactured home in Quarry Hill Estates has been well-maintained but could benefit from exterior painting and minor repairs to enhance its curb appeal and resale value.

Repairs flagged

Minor Front door — No visible damage
Minor Deck — No visible damage
Minor Garage door — No visible damage

Value-add opportunities

Both Paint exterior — Enhances curb appeal and resale value ↑
Both Replace front door — Improves entryway and enhances resale value ↑
Both Maintain deck — Keeps outdoor living space functional and attractive ↑
Both Maintain garage door — Keeps garage functional and enhances curb appeal ↑

ⓘ 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

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 (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%

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

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
Financial Services	10	$950B
#11 JPMorgan Chase New York $278.9B #21 Citigroup New York $170.8B #32 Goldman Sachs New York $126.9B #40 Morgan Stanley New York $107.3B #42 StoneX Group New York $99.9B #58 American Express New York $74.2B #98 TIAA New York $46.9B #273 Mastercard Purchase $28.2B #328 M&T Bank Buffalo $8.8B #392 Voya Financial New York $7.8B
Consumer Goods	9	$162B
#45 PepsiCo Purchase $91.9B #171 Colgate-Palmolive New York $19.5B #207 Estee Lauder New York $15.6B #246 Constellation Brands Victor $10.2B #422 PVH Corp New York $8.6B #364 Tapestry New York $6.7B #420 Ralph Lauren New York $6.6B #460 Steven Madden Long Island City $2.2B #498 Prestige Consumer Healthcare Tarrytown $1.1B
Insurance	4	$225B
#60 MetLife New York $71.0B #69 New York Life Insurance New York $62.6B #99 Travelers Companies New York $46.4B #101 AIG New York $44.9B
Telecommunications	2	$144B
#30 Verizon Communications New York $134.8B #297 Altice USA Long Island City $9.1B
Pharmaceuticals	2	$112B
#67 Pfizer New York $63.6B #94 Bristol-Myers Squibb New York $48.3B
Media / Entertainment	2	$69B
#295 Warner Bros. Discovery New York $39.9B #269 Paramount Global New York $28.9B

Price history

-11.2% since first listed

2 events — show timeline

2026-06-04 Price Changed $39,000 WNYREIS
2026-05-11 Listed $43,900 WNYREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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