6 Laurel St · Clarence, NY 14001

$65,000

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 34 Days on market

Built 2021 Good condition 435 sqft lot $62/sqft · at area comps Est $64k · at est. ↓ 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.6/15.0
• Schools +6.5/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bright, inviting, and exceptionally well cared for, this one-owner mobile home offers easy, modern living with an open-concept layout and great natural light throughout. The main living area is anchored by a cozy gas fireplace and finished with durable luxury vinyl flooring for a clean look and low maintenance. Purchased new in 2022, the home also features major mechanicals from 2021, offering efficiency and added peace of mind. Recent improvements include a brand-new awning and shed in 2025, adding both function and value. From top to bottom, the home reflects true pride of ownership and is completely move-in ready—an excellent option for anyone seeking comfort, simplicity, and thoug

Key facts

• Cozy gas fireplace
• Brand-new awning
• Brand-new shed

Tags

• OPEN-CONCEPT LAYOUT
• COZY GAS FIREPLACE
• DURABLE LUXURY VINYL FLOORING
• MAJOR MECHANICALS FROM 2021
• BRAND-NEW AWNING
• BRAND-NEW SHED

Property features AI

Finance

• Financial info: Land lease amount: $721 per month
• HOA & community: Monthly association/land-lease fee

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story; Existing construction; Double wide mobile home (Clayton)
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Concrete driveway; Rectangular lot with 44 x 74 dimensions; Private road frontage

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Bedroom on main level; Luxury vinyl flooring; One fireplace
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 1.3% in Clarence — 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 65/100 on livability (#707 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: cost of living 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.
• Market conditions: 85 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 $449 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.51% ✓
• Cap rate: 12.36%
• Cash-on-cash: 21.67%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

• ARV (median comp): $63,684
• List price: $65,000
• Delta: 2.07%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Quarry Hill Ests	0.20mi	2/2.0	1,000 (-5%)	1mo	$72,000	$72	81
182 Quarry Hill Ests	0.24mi	3/2.0 (+1)	1,056 (0%)	10mo	$77,000	$73	76
—	0.12mi	3/2.0 (+1)	1,056 (0%)	22mo	$60,000	$57	71
110 Quarry Hl	0.18mi	2/1.5	980 (-7%)	14mo	$12,500	$13	66
181 Quarry Hl	0.23mi	2/1.0	980 (-7%)	11mo	$38,900	$40	64

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $10,418
• Equity at exit: $9,692

10-year hold

• IRR: 23.1%
• Equity multiple: 2.98×
• Total profit: $36,090
• Equity at exit: $5,620

Cash invested: $18,200 (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 14001

• Home prices YoY: -7.1%
• Active inventory: 85
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $329

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $374	-5% $351	+0% $329	+5% $306	+10% $284
Rent	-10% $251	-5% $290	+0% $329	+5% $368	+10% $407
Rate	-1.0pp $361	-0.5pp $345	base $329	+0.5pp $312	+1.0pp $295

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   days on market $65,000 Active 34 DOM
2. 2026-06-13
   days on market $65,000 Active 32 DOM
3. 2026-06-13
   days on market $65,000 Active 31 DOM
4. 2026-06-10
   days on market $65,000 Active 29 DOM
5. 2026-06-09
   days on market $65,000 Active 28 DOM
6. 2026-06-08
   days on market $65,000 Active 27 DOM
7. 2026-06-07
   days on market $65,000 Active 26 DOM
8. 2026-06-03
   pricedays on market $65,000 Active 22 DOM
9. 2026-05-31
   days on market $59,000 Active 21 DOM
10. 2026-05-15
    status Pending 805-char remark
11. 2026-05-04
    listed $59,000 Active 805-char remark
12. 2026-04-06
    historical
13. 2026-03-02
    price $75,000
14. 2026-02-03
    listed $82,000 Active

ⓘ 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: $11,816
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$1,891
• Taxable income: $3,094
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $3,202/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

Good 75/100 Cosmetic rehab

This well-maintained and move-in ready manufactured home is in good condition with recent improvements, making it an excellent option for both resale and rental.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase both resale and rental value.
• Both Clean the windows — Clean windows can improve natural light and make the home appear more inviting, increasing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the curb appeal and increase both resale and rental value. ↑
• Both Clean the windows — Clean windows can improve natural light and make the home appear more inviting, increasing both resale and rental 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: 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

Livability — Clarence

• Score: 65/100
• State rank: #707
• US rank: #13415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,122

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
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-20.7% since first listed

8 events — show timeline

• 2026-06-03 Relisted — UNYREIS
• 2026-06-03 Price Changed $65,000 UNYREIS
• 2026-05-20 Relisted — UNYREIS
• 2026-05-15 Pending — UNYREIS
• 2026-05-04 Listed $59,000 UNYREIS
• 2026-04-06 Listing Removed — WNYREIS
• 2026-03-02 Price Changed $75,000 WNYREIS
• 2026-02-03 Listed $82,000 WNYREIS