2 Brookside #2 · Frewsburg, NY 14701

$29,900

2 bd · 1.0 ba · 900 sqft · Manufactured · 18 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 +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2-bedroom single-wide home located in a trailer park setting. This home offers updated flooring, fresh paint throughout, a large living room, and an eat-in kitchen with plenty of space. Outside, you will find a storage shed for extra storage needs. Affordable living with many updates already completed. Lot rent is $550 per month, and park approval is required for purchase

Key facts

• Fresh paint
• Large living room
• Storage shed

Tags

• UPDATED FLOORING
• FRESH PAINT
• LARGE LIVING ROOM
• EAT-IN KITCHEN
• STORAGE SHED

Property features AI

Finance

• Financial info: Land lease: $525

Exterior

• Parking: Carport
• Utilities: Electric service
• Home design: Single-story; Single wide mobile home; Resale property; Rectangular lot
• Construction: Vinyl siding; Existing construction
• Exterior features: Gravel driveway; Shed(s) / storage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.

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.
• Frewsburg Central School District (rural): math 62% / reading 56% proficiency, ranked #253 of 590 in NY (top 43%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 313 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,451 (1.5% below list)

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: 3.38% ✓
• Cap rate: 30.06%
• Cash-on-cash: 84.90%
• DSCR: 4.78
• GRM: 2.5

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: 85.3%
• Equity multiple: 4.93×
• Total profit: $32,894
• Equity at exit: $4,458

10-year hold

• IRR: 88.5%
• Equity multiple: 10.23×
• Total profit: $77,282
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $592

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 36%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Sapphire Ln Unit 7 Frewsburg, NY	2.0	1.0	920	$1,150	$1.25	44d	1	1.34mi

Listing history 14 events

1. 2026-06-19
   days on market $29,900 Active 18 DOM
2. 2026-06-18
   days on market $29,900 Active 17 DOM
3. 2026-06-17
   days on market $29,900 Active 16 DOM
4. 2026-06-16
   days on market $29,900 Active 15 DOM
5. 2026-06-15
   days on market $29,900 Active 14 DOM
6. 2026-06-14
   days on market $29,900 Active 12 DOM
7. 2026-06-12
   days on market $29,900 Active 11 DOM
8. 2026-06-09
   days on market $29,900 Active 8 DOM
9. 2026-06-08
   days on market $29,900 Active 7 DOM
10. 2026-06-07
    days on market $29,900 Active 6 DOM
11. 2026-06-05
    days on market $29,900 Active 3 DOM
12. 2026-06-03
    days on market $29,900 Active 2 DOM
13. 2026-06-02
    remarks 406-char remark
14. 2026-06-02
    listed $29,900 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 3/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥88°F today · 14 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: $12,136
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$870
• Taxable income: $7,051
• Est. tax owed @ 24.0%: −$1,692
• After-tax cash flow: $5,415/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained single-wide mobile home offers updated flooring and fresh paint, making it a good investment for both resale and rental markets.

Value-add opportunities

• Both painting exterior — enhances curb appeal and resale value
• Both upgrading appliances — improves functionality and appeal
• Both landscaping improvements — enhances curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both painting exterior — enhances curb appeal and resale value ↑
• Both upgrading appliances — improves functionality and appeal ↑
• Both landscaping improvements — enhances curb appeal 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: Frewsburg Central School District
• NCES district ID: 3611610
• Math proficiency: 62% ▬ 0.00%
• Reading proficiency: 56% ▲ 7.00%
• Median HH income: $50,868
• Composite: 50.36/100
• National rank: #1876
• State rank: #253 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

• Census place: Frewsburg, NY
• County: Chautauqua County · 38,461 people
• City population: 38,461
• 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

• 2026-06-02 Listed $29,900 UNYREIS