504 Dorwood Park · Ransomville, NY 14131

$19,999

2 bd · 1.0 ba · 720 sqft · Manufactured · 25 Days on market

Built 1976 Good condition $28/sqft · 18% above area Est $17k · 18% over ↓ 15% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to Dorwood Mobile Home Community in Ransomville, NY! This beautifully renovated 2-bedroom, 1-bath mobile home offers a fresh, modern feel with extensive updates throughout. Major improvements include new electrical, new roof, new skirting, furnace, water heater, new windows, and a fully renovated kitchen and bathroom, giving buyers the benefit of a move-in ready home with many of the big-ticket items already completed. The bright, refreshed interior features clean finishes, functional living space, and a comfortable layout designed for easy everyday living. The kitchen is equipped with a brand-new propane stove and brand-new refrigerator, adding even more value and convenience. Off

Key facts

• New skirting
• New electrical
• New roof

Tags

• RENOVATED MOBILE HOME
• NEW ELECTRICAL
• NEW ROOF
• NEW SKIRTING
• NEW WINDOWS
• FULLY RENOVATED KITCHEN

Property features AI

Finance

• HOA & community: Has land lease ($600)

Exterior

• Parking: No garage
• Utilities: Electricity available and connected (circuit breakers); Water available (public; not connected); Septic tank
• Home design: Single-wide mobile home; Single story; Resale condition
• Construction: Aluminum siding; PEX plumbing; Rolled / hot mop roof; Pillar/post/pier foundation; Year built: existing/unknown
• Exterior features: Blacktop driveway; Leased propane tank; Shed(s) / outdoor storage; Rectangular lot; Private road frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Propane forced-air heating
• Interior features: Thermal windows; Accessible doors; Eat-in kitchen; See remarks / other interior features
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $20k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 40.8% vs local median 2.6% in Ransomville — 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 68/100 on livability (#548 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Wilson Central School District (town): math 52% / reading 55% proficiency, ranked #319 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($138 loan paydown + $2k appreciation (10.0% local appreciation)).
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $19,699 (1.5% below list)

Questions for the listing agent

1. Built in 1976 — 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. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 4.51% ✓
• Cap rate: 40.76%
• Cash-on-cash: 123.11%
• DSCR: 6.48
• GRM: 1.8

CMA / ARV

• ARV (median comp): $17,000
• List price: $19,999
• Delta: 17.64%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Dorwood Park	0.00mi	2/1.0	720 (0%)	1mo	$17,000	$24	100

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.48×
• Total profit: $47,496
• Equity at exit: $18,017

10-year hold

• IRR: —
• Equity multiple: 20.84×
• Total profit: $111,120
• Equity at exit: $38,854

Cash invested: $5,600 (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 14131

• Home prices YoY: 7.8%
• Active inventory: 32
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $902 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $574

Break-even live

Break-even rent $175

Max offer price $19,999

Occupancy floor 31%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-03
   statusdays on market $19,999 Pending 25 DOM
2. 2026-06-02
   days on market $19,999 Active 24 DOM
3. 2026-06-01
   days on market $19,999 Active 23 DOM
4. 2026-05-31
   days on market $19,999 Active 22 DOM
5. 2026-05-08
   listed $19,999 Active 1014-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 3/10 Moderate 7 d/yr ≥95°F today · 14 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: $10,826
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$582
• Taxable income: $6,992
• Est. tax owed @ 24.0%: −$1,678
• After-tax cash flow: $5,216/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 80/100 Cosmetic rehab

This beautifully renovated mobile home in Dorwood Park, Ransomville, NY, offers a fresh, modern feel with extensive updates, making it a move-in ready property with high resale and rental value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value.
• Both Painting exterior and interior — Freshens up the home's appearance and value.
• Both Landscaping and curb appeal — Improves the home's curb appeal and rental value.
• Both Add a small patio or deck — Increases living space and enhances curb appeal.
• Both Install a smart thermostat — Improves energy efficiency and adds a modern touch.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both Painting exterior and interior — Freshens up the home's appearance and value. ↑
• Both Landscaping and curb appeal — Improves the home's curb appeal and rental value. ↑
• Both Add a small patio or deck — Increases living space and enhances curb appeal. ↑
• Both Install a smart thermostat — Improves energy efficiency and adds a modern touch. ↑

ⓘ 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: Wilson Central School District
• NCES district ID: 3631560
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $57,181
• Composite: 46.37/100
• National rank: #2462
• State rank: #319 of 590 in NY

Livability — Ransomville

• Score: 68/100
• State rank: #548
• US rank: #9859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,339
• Population (ZIP): 5,339

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 14% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 21.41%
• Current HPI: 297.4314
• 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

-15.0% since first listed

3 events — show timeline

• 2026-06-03 Pending — WNYREIS
• 2026-06-03 Sold (MLS) $17,000 WNYREIS
• 2026-05-08 Listed $19,999 WNYREIS