2080 River Rd #79 · Niagara Falls, NY 14304

$45,000

2 bd · 1.0 ba · 625 sqft · Manufactured · 45 Days on market

Built 1973 Average condition $72/sqft · 24% above area Est $36k · 24% over

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Why this score? — see what drove the C+ 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
• Schools +5.8/10.0
• Livability +3.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated ranch-style mobile home offering comfortable, low-maintenance living. This home features a spacious primary bedroom with a generously sized bathroom, along with a versatile second bedroom. Open-concept layout seamlessly connects the kitchen and living room. Step outside to enjoy the deck, added in 2022 ideal for relaxing or hosting. Conveniently located just minutes from shopping, dining, and all that the Tonawandas and Niagara Falls have to offer. Must apply to and must be approved at Lynch Park Associates.

Key facts

• Deck added in 2022
• Conveniently located
• Open-concept layout

Tags

• SPACIOUS PRIMARY BEDROOM
• VERSATILE SECOND BEDROOM
• OPEN-CONCEPT LAYOUT
• DECK ADDED IN 2022
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Land lease: $440

Exterior

• Parking: Driveway; No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-wide mobile home; Single-story
• Construction: Existing structure; Construction details: see remarks
• Exterior features: Irregular lot; Near public transit

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Vinyl flooring; Varied flooring in other areas
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric baseboard heating; Heating present
• Interior features: Eat-in kitchen; Separate/formal living room; Main-level primary bedroom
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 7.7% in Niagara Falls — 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 60/100 on livability (#956 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Niagara-Wheatfield Central School District (rural): math 64% / reading 70% proficiency, ranked #163 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 142 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Niagara County population projected at -19% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.55% ✓
• Cap rate: 22.16%
• Cash-on-cash: 56.66%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (median comp): $36,184
• List price: $45,000
• Delta: 24.37%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 55.1%
• Equity multiple: 3.43×
• Total profit: $30,615
• Equity at exit: $6,710

10-year hold

• IRR: 60.1%
• Equity multiple: 6.99×
• Total profit: $75,518
• Equity at exit: $3,891

Cash invested: $12,600 (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 14304

• Active inventory: 142
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $595

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 43%

Sensitivity live

Price	-10% $626	-5% $610	+0% $595	+5% $579	+10% $564
Rent	-10% $504	-5% $550	+0% $595	+5% $640	+10% $685
Rate	-1.0pp $618	-0.5pp $606	base $595	+0.5pp $583	+1.0pp $571

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
51 S 86th St Unit 11B Niagara Falls, NY	2.0	1.0	720	$1,100	$1.53	3d	1	1.30mi
8405 Buffalo Ave Niagara Falls, NY	2.0	1.0	706	$850	$1.20	12d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $45,000 Active 45 DOM
2. 2026-06-17
   days on market $45,000 Active 44 DOM
3. 2026-06-16
   days on market $45,000 Active 43 DOM
4. 2026-06-15
   days on market $45,000 Active 42 DOM
5. 2026-06-13
   days on market $45,000 Active 40 DOM
6. 2026-06-10
   days on market $45,000 Active 37 DOM
7. 2026-06-09
   days on market $45,000 Active 36 DOM
8. 2026-06-08
   days on market $45,000 Active 35 DOM
9. 2026-06-07
   days on market $45,000 Active 34 DOM
10. 2026-06-03
    days on market $45,000 Active 30 DOM
11. 2026-06-02
    days on market $45,000 Active 29 DOM
12. 2026-06-01
    days on market $45,000 Active 28 DOM
13. 2026-05-31
    days on market $45,000 Active 27 DOM
14. 2026-05-04
    listed $45,000 Active 533-char remark

ⓘ 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 ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,760
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$1,309
• Taxable income: $6,829
• Est. tax owed @ 24.0%: −$1,639
• After-tax cash flow: $5,500/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 · 1 photo

Average 55/100 Cosmetic rehab

A well-maintained mobile home with average condition, offering a good starting point for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics
• Both Replace worn flooring — Improves comfort and appearance
• Both Update kitchen and bathroom — Modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑
• Both Replace worn flooring — Improves comfort and appearance ↑
• Both Update kitchen and bathroom — Modernizes and increases 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: Niagara-Wheatfield Central School District
• NCES district ID: 3620850
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 70% ▲ 10.00%
• Median HH income: $57,051
• Composite: 57.53/100
• National rank: #1067
• State rank: #163 of 590 in NY

Livability — Niagara Falls

• Score: 60/100
• State rank: #956
• US rank: #18749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Niagara County · 157,377 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

Population outlook (Niagara County) Hauer SSP2

• Today (2025): 204,149 people
• By 2030: 197,900 · -3.1%
• By 2040: 182,239 · -10.7%
• By 2050: 165,198 · -19.1%
• By 2075: 129,416 · -36.6%
• By 2100: 96,222 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Niagara

• 2024 margin: R (+14.9) · D 42.5% · R 57.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 1.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+9.7 2016: R+19.0 2012: D+0.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.77%
• Current HPI: 280.3295
• Rent YoY: —
• Metro: Buffalo-Cheektowaga, 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

• 2026-05-04 Listed $45,000 WNYREIS