100 Golden Pond Est Blvd · Akron, NY 14001

$69,000

3 bd · 2.0 ba · 1,326 sqft · Manufactured public records · 19 Days on market

Built 1994 4,356 sqft lot Est $77k · 10% under

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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
• ARV discount +12.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• 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

This very affordable, 3 bed, 2 bath home in desirable Golden Pond Estates has huge closets and very spacious rooms. Very clean and well maintained. Huge soaking tub in master bath. Large 2 car attached garage (with ramp). Come take a look!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1994

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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.
• Akron Central School District (town): math 56% / reading 58% proficiency, ranked #272 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $477 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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.
• Current owner paid $35k; list at $69k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.76% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.40%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $76,908
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Golden Pond Est Blvd	0.00mi	3/2.0	1,326 (0%)	1mo	$57,000	$43	99
79 Golden Pond	0.00mi	3/2.0	1,326 (0%)	3mo	$94,900	$72	98
71 Golden Pond	0.01mi	3/2.0	1,404 (+6%)	12mo	$75,000	$53	80
165 Golden Pond	0.00mi	2/2.0 (-1)	1,372 (+4%)	15mo	$79,900	$58	77
62 Golden Pond Pkwy	0.29mi	3/2.0	1,352 (+2%)	16mo	$70,000	$52	70
20 Golden Pond	0.30mi	3/2.0	1,213 (-8%)	2mo	$52,000	$43	70
179 Golden Pond	0.24mi	3/2.0	1,456 (+10%)	7mo	$85,000	$58	67
215 Golden Pond	0.21mi	3/2.0	1,485 (+12%)	10mo	$108,000	$73	62
44 Belmont Rd	0.05mi	2/1.5 (-1)	1,230 (-7%)	21mo	$82,900	$67	61
44 Golden Pond	0.29mi	2/1.5 (-1)	1,188 (-10%)	14mo	$90,000	$76	51

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: 29.8%
• Equity multiple: 2.25×
• Total profit: $24,068
• Equity at exit: $10,288

10-year hold

• IRR: 37.1%
• Equity multiple: 4.43×
• Total profit: $66,271
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $554

Break-even live

Break-even rent $510

Max offer price $69,000

Occupancy floor 49%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-03-26
   listed $69,000 Active
3. 2013-08-10
   soldstatus $35,000 239-char remark

   Show marketing remark (239 chars)

   This very affordable, 3 bed, 2 bath home in desirable Golden Pond Estates has huge closets and very spacious rooms. Very clean and well maintained. Huge soaking tub in master bath. Large 2 car attached garage (with ramp). Come take a look!

4. 2013-06-29
   listed $40,000 239-char remark

   Show marketing remark (239 chars)

   This very affordable, 3 bed, 2 bath home in desirable Golden Pond Estates has huge closets and very spacious rooms. Very clean and well maintained. Huge soaking tub in master bath. Large 2 car attached garage (with ramp). Come take a look!

ⓘ 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: $147 · $12/mo
• Projected year-2 tax: $657 · $55/mo
• Expected delta: +$509/yr (+$42/mo · 345.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $14,533
• − Mortgage interest: −$3,865
• − Property taxes: −$147
• − Insurance: −$345
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,007
• Taxable income: $5,843
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $5,244/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: Akron Central School District
• NCES district ID: 3602430
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $56,769
• Composite: 49.23/100
• National rank: #2035
• State rank: #272 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

+72.5% since first listed

4 events — show timeline

• 2026-04-15 Pending — WNYREIS
• 2026-03-26 Listed $69,000 WNYREIS
• 2013-08-10 Sold (MLS) $35,000 WNYREIS
• 2013-06-29 Listed $40,000 WNYREIS

Property tax history

-2.8%/yr

Latest (2025): $147 · +0.0% YoY. Source: county tax records.