45 Heritage Ests · Albion, NY 14411

$49,900

2 bd · 2.0 ba · 980 sqft · Manufactured · 8 Days on market

Built 1988 Good condition $51/sqft · 30% above area Est $38k · 30% over ↓ 27% since listing

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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
• Condition / age +3.8/5.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

45 Maple Street is a single wide Mobile Home located within Heritage Estates. A well-maintained park-community with convenient access and shared amenities. This cozy single-wide home offers a comfortable layout featuring 2 bedrooms and 2 bathrooms. Updated thermal pane windows, hot water heater and new carpeting. The kitchen provides ample cupboard space for storage as well as countertop space for easy cook prep. You'll find the spacious primary bedroom includes a private en-suite bath, while the second bedroom and full bath offer flexibility for guests, a home office or additional living space. There is also a large flex space that could be used for a walk-in closet, craft or hobby room as

Key facts

• New carpeting
• Ample cupboard space
• Countertop space

Tags

• UPDATED THERMAL PANE WINDOWS
• HOT WATER HEATER
• NEW CARPETING
• AMPLE CUPBOARD SPACE
• COUNTERTOP SPACE
• PRIVATE EN-SUITE BATH

Property features AI

Finance

• Financial info: Land lease: $392

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected; Cable available; High-speed internet available
• Home design: Single-wide mobile home; Commodore make; Single-story; Resale condition; City street frontage; Rectangular residential lot
• Construction: Vinyl siding
• Exterior features: Concrete driveway; Deck; Shed(s) / exterior storage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in / country-style kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Country-style kitchen; Primary bathroom (bath in primary bedroom); Bedroom on main level; Thermal windows
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.0% vs local median 4.2% in Albion — 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 59/100 on livability (#1,009 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools C-, crime D-, amenities F.
• Albion Central School District (town): math 37% / reading 50% proficiency, ranked #479 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Orleans County population projected at -20% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $49,900

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. Crime grade is D 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?
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: 2.22% ✓
• Cap rate: 19.05%
• Cash-on-cash: 45.55%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (median comp): $38,250
• List price: $49,900
• Delta: 30.46%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Heritage Ests	0.00mi	2/2.0	980 (0%)	1mo	$36,500	$37	100
93 Heritage Ests	0.24mi	3/1.0 (+1)	980 (0%)	9mo	$55,000	$56	73
144 Bayberry Ln	0.64mi	2/1.5	1,008 (+3%)	8mo	$8,500	$8	57
78 North St	0.56mi	2/2.0	980 (0%)	23mo	$34,000	$35	55
95 Hawthorn Dr	0.72mi	2/1.0	1,000 (+2%)	19mo	$15,000	$15	43

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: 42.7%
• Equity multiple: 2.84×
• Total profit: $25,711
• Equity at exit: $7,440

10-year hold

• IRR: 48.8%
• Equity multiple: 5.72×
• Total profit: $65,954
• Equity at exit: $4,314

Cash invested: $13,972 (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 14411

• Home prices YoY: -11.6%
• Active inventory: 43
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $530

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 47%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Crimson Dr Albion, NY	2.0	1.0	825	$1,232	$1.49	2d	1	0.74mi
109 W Bank St Albion, NY	2.0	1.0	1000	$1,000	$1.00	3d	1	0.75mi

Listing history 2 events

1. 2026-05-14
   status Pending 1096-char remark
2. 2026-05-06
   listed $49,900 Active 1096-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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°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: $13,295
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,452
• Taxable income: $5,923
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $4,943/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

Good 75/100 Cosmetic rehab

This single-wide mobile home in Heritage Estates is in good condition with minor updates needed to enhance its curb appeal and interior aesthetics. The home is well-maintained and offers a comfortable layout with two bedrooms and two bathrooms. Updates to the kitchen and bathrooms, along with painting and landscaping, can significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Standard cabinetry may need updating for a more modern look.
• Minor Bathroom fixtures — Standard fixtures may need updating for a more modern look.
• Minor Painting — Interior walls may benefit from a fresh coat of paint to enhance curb appeal and value.
• Minor Landscaping — Some areas of the lawn could be improved with additional planting or trimming to enhance curb appeal.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's appeal and value.
• Resale Bathroom renovation — Updating the bathrooms with modern fixtures and finishes can enhance the home's appeal and value.
• Both Painting — A fresh coat of paint can improve the home's curb appeal and interior aesthetics, benefiting both resale and rental value.
• Both Landscaping — Enhancing the landscaping with additional plants and shrubs can improve the home's curb appeal and rental value.
• Rental HVAC maintenance — Ensuring the HVAC system is in good working order can attract tenants and improve rental value.
• Both Roof inspection — A roof inspection can ensure the roof is in good condition and address any potential issues before they become major repairs. This can protect the home's value and attract buyers or tenants.
• Both Foundation inspection — A foundation inspection can ensure the home's structural integrity and address any potential issues before they become major repairs. This can protect the home's value and attract buyers or tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Standard cabinetry may need updating for a more modern look.	Minor	$500–3,000
Bathroom fixtures · Standard fixtures may need updating for a more modern look.	Minor	$500–3,000
Painting · Interior walls may benefit from a fresh coat of paint to enhance curb appeal and value.	Minor	$500–3,000
Landscaping · Some areas of the lawn could be improved with additional planting or trimming to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen with modern appliances and cabinetry can significantly increase the home's appeal and value. ↑
• Resale Bathroom renovation — Updating the bathrooms with modern fixtures and finishes can enhance the home's appeal and value. ↑
• Both Painting — A fresh coat of paint can improve the home's curb appeal and interior aesthetics, benefiting both resale and rental value. ↑
• Both Landscaping — Enhancing the landscaping with additional plants and shrubs can improve the home's curb appeal and rental value. ↑
• Rental HVAC maintenance — Ensuring the HVAC system is in good working order can attract tenants and improve rental value. ↑
• Both Roof inspection — A roof inspection can ensure the roof is in good condition and address any potential issues before they become major repairs. This can protect the home's value and attract buyers or tenants. ↑
• Both Foundation inspection — A foundation inspection can ensure the home's structural integrity and address any potential issues before they become major repairs. This can protect the home's value and attract buyers or tenants. ↑

ⓘ 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: Albion Central School District
• NCES district ID: 3602520
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $45,408
• Composite: 36.91/100
• National rank: #4541
• State rank: #479 of 590 in NY

Livability — Albion

• Score: 59/100
• State rank: #1009
• US rank: #19661

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albion, NY
• Population (ZIP): 12,479

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.68%
• Current HPI: 302.9236
• 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

-26.9% since first listed

3 events — show timeline

• 2026-06-01 Sold (MLS) $36,500 UNYREIS
• 2026-05-14 Pending — UNYREIS
• 2026-05-06 Listed $49,900 UNYREIS