18 Quarry Hl · Akron, NY 14001

$28,900

2 bd · 1.0 ba · 780 sqft · Manufactured public records · 79 Days on market

Built 1974 $37/sqft · 49% below area Est $56k · 49% under ↓ 28% since listing

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Why this score? — see what drove the A- 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 +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Holiday Cottage Style Single-wide Mobile Home is 65' long w/ attached carport & tool shed. 2-beds w/ single bath + other room = Laundry room. BRAND NEW stainless refrigerator stays as does washer, dryer, electric oven / range with range hood AND Dishwasher. Electric heating with back-up wall mounted gas heater. Living room has timbered cathedral ceilings & fans w/ remote control. Located in a 55+ plus community but park will accept 45+ yrs applicants as well. Corner lot with central location + only 1/2 mile to ice cream stand and 7-minutes to Clarence Middle school. Offers will be considered as the come in. Owner will make no repairs and unit is being sold "AS IS. " Taxes are included in Lot Rent

Key facts

• Tool shed
• Electric oven
• Attached carport

Tags

• ATTACHED CARPORT
• TOOL SHED
• STAINLESS REFRIGERATOR
• ELECTRIC OVEN
• RANGE HOOD
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $29k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $29k).
• Recommended offer: $27k (6.0% below list) — sets the bar for market timing.
• Cap rate 28.4% vs local median 2.4% 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+, schools 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.
• 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 $200 of loan paydown is wiped out by about $867 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $27,166 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.10% ✓
• Cap rate: 28.43%
• Cash-on-cash: 79.07%
• DSCR: 4.52
• GRM: 2.7

CMA / ARV

• ARV (median comp): $56,357
• List price: $28,900
• Delta: -48.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 79.2%
• Equity multiple: 4.62×
• Total profit: $29,276
• Equity at exit: $4,309

10-year hold

• IRR: 82.7%
• Equity multiple: 9.55×
• Total profit: $69,213
• Equity at exit: $2,499

Cash invested: $8,092 (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: 2.7×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$10 /mo · $122/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $533

Break-even live

Break-even rent $220

Max offer price $28,900

Occupancy floor 35%

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $28,900 Active 79 DOM
2. 2026-06-17
   days on market $28,900 Active 78 DOM
3. 2026-06-16
   days on market $28,900 Active 77 DOM
4. 2026-06-15
   days on market $28,900 Active 76 DOM
5. 2026-06-13
   days on market $28,900 Active 74 DOM
6. 2026-06-13
   days on market $28,900 Active 73 DOM
7. 2026-06-10
   days on market $28,900 Active 71 DOM
8. 2026-06-09
   days on market $28,900 Active 70 DOM
9. 2026-06-08
   days on market $28,900 Active 69 DOM
10. 2026-06-07
    days on market $28,900 Active 68 DOM
11. 2026-06-03
    days on market $28,900 Active 64 DOM
12. 2026-06-02
    days on market $28,900 Active 63 DOM
13. 2026-06-01
    days on market $28,900 Active 62 DOM
14. 2026-05-31
    days on market $28,900 Active 61 DOM
15. 2026-03-31
    listed $28,900 Active 727-char remark

    Show marketing remark (727 chars)

    Holiday Cottage Style Single-wide Mobile Home is 65' long w/ attached carport & tool shed. 2-beds w/ single bath + other room = Laundry room. BRAND NEW stainless refrigerator stays as does washer, dryer, electric oven / range with range hood AND Dishwasher. Electric heating with back-up wall mounted gas heater. Living room has timbered cathedral ceilings & fans w/ remote control. Located in a 55+ plus community but park will accept 45+ yrs applicants as well. Corner lot with central location + only 1/2 mile to ice cream stand and 7-minutes to Clarence Middle school. Offers will be considered as the come in. Owner will make no repairs and unit is being sold "AS IS. " Taxes are included in Lot Rent

16. 2026-03-30
    historical
17. 2025-06-20
    price $34,900
18. 2025-05-16
    listed $59,900 Active
19. 2022-07-01
    soldstatus $40,900 Closed Sale or Rented
20. 2022-06-20
    status Under Contract- Do Not Show
21. 2022-05-23
    listed $39,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $122 · $10/mo
• Projected year-2 tax: $305 · $25/mo
• Expected delta: +$183/yr (+$15/mo · 149.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $10,739
• − Mortgage interest: −$1,619
• − Property taxes: −$122
• − Insurance: −$144
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$841
• Taxable income: $6,295
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $4,888/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: 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 — 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

• 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

-27.6% since first listed

7 events — show timeline

• 2026-03-31 Listed $28,900 WNYREIS
• 2026-03-30 Listing Removed — WNYREIS
• 2025-06-20 Price Changed $34,900 WNYREIS
• 2025-05-16 Listed $59,900 WNYREIS
• 2022-07-01 Sold (MLS) $40,900 WNYREIS
• 2022-06-20 Pending — WNYREIS
• 2022-05-23 Listed $39,900 WNYREIS

Property tax history

-1.7%/yr

Latest (2025): $122 · +7.2% YoY. Source: county tax records.