56 Belmont Dr · Akron, NY 14001

$38,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 23 Days on market

Built 1991 Fair condition 5,000 sqft lot

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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 +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in sought-after Golden Pond Estates! This spacious 3-bedroom, 2-full-bath double-wide offers excellent potential for buyers looking to build equity. Features include a large living area, separate unheated Florida room, and a rare attached 2-car garage. Major updates include a 7-year-old roof and central air conditioning. The home requires TLC and is being sold strictly as-is. The kitchen is currently missing a sink and countertops, and flooring materials are on-site but need installation in select rooms. Cash buyers only. Park approval required. Lot rent is $600/month and includes taxes, sewer, and street snow removal. Utilities and garbage are paid separately. Pets permi

Key facts

• Large living area
• 7-year-old roof
• 5,000 sq ft lot

Tags

• LARGE LIVING AREA
• SEPARATE UNHEATED FLORIDA ROOM
• ATTACHED 2-CAR GARAGE
• 7-YEAR-OLD ROOF
• CENTRAL AIR CONDITIONING
• FLOORING MATERIALS ON-SITE

Property features AI

Finance

• Financial info: Land lease: $600

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Electricity connected; Public water connected; Sewer connected
• Home design: Single-story home; Double-wide mobile home (Titan)
• Construction: Vinyl siding; Asphalt roof; Existing construction
• Exterior features: Concrete driveway; Rectangular residential lot with 50 x 100 dimensions; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Pantry (kitchen storage)
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Pantry; Main-level primary suite / Primary suite; Sunroom / Florida room
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

🏷️ Possibly a rental listed for sale. The $38,000 price doesn't fit this home's estimated sale value (~$78,300) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $38k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.0% 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 $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Recommended offer $37,430 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.16% ✓
• Cap rate: 27.99%
• Cash-on-cash: 77.49%
• DSCR: 4.45
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $78,300
• 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	0.07mi	3/2.0	1,326 (-2%)	1mo	$57,000	$43	93
79 Golden Pond	0.07mi	3/2.0	1,326 (-2%)	3mo	$94,900	$72	91
71 Golden Pond	0.07mi	3/2.0	1,404 (+4%)	12mo	$75,000	$53	80
165 Golden Pond	0.07mi	2/2.0 (-1)	1,372 (+2%)	15mo	$79,900	$58	77
62 Golden Pond Pkwy	0.31mi	3/2.0	1,352 (+0%)	16mo	$70,000	$52	72
179 Golden Pond	0.28mi	3/2.0	1,456 (+8%)	7mo	$85,000	$58	69
20 Golden Pond	0.32mi	3/2.0	1,213 (-10%)	2mo	$52,000	$43	66
215 Golden Pond	0.28mi	3/2.0	1,485 (+10%)	10mo	$108,000	$73	62
44 Belmont Rd	0.07mi	2/1.5 (-1)	1,230 (-9%)	21mo	$82,900	$67	58
44 Golden Pond	0.32mi	2/1.5 (-1)	1,188 (-12%)	14mo	$90,000	$76	47

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: 77.5%
• Equity multiple: 4.54×
• Total profit: $37,622
• Equity at exit: $5,666

10-year hold

• IRR: 81.1%
• Equity multiple: 9.38×
• Total profit: $89,184
• Equity at exit: $3,286

Cash invested: $10,640 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,202 medium
• Mortgage (P&I): −$199
• Tax est. 1.5%: −$48 /mo · $570/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $687

Break-even live

Break-even rent $332

Max offer price $38,000

Occupancy floor 38%

Sensitivity live

Price	-10% $713	-5% $700	+0% $687	+5% $674	+10% $661
Rent	-10% $592	-5% $640	+0% $687	+5% $735	+10% $782
Rate	-1.0pp $706	-0.5pp $697	base $687	+0.5pp $677	+1.0pp $667

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $38,000 Active 23 DOM
2. 2026-06-18
   days on market $38,000 Active 20 DOM
3. 2026-06-17
   days on market $38,000 Active 19 DOM
4. 2026-06-16
   days on market $38,000 Active 18 DOM
5. 2026-06-15
   days on market $38,000 Active 17 DOM
6. 2026-06-13
   pricedays on market $38,000 Active 15 DOM
7. 2026-06-10
   days on market $42,900 Active 12 DOM
8. 2026-06-09
   days on market $42,900 Active 11 DOM
9. 2026-06-08
   days on market $42,900 Active 10 DOM
10. 2026-06-07
    days on market $42,900 Active 9 DOM
11. 2026-06-03
    days on market $42,900 Active 5 DOM
12. 2026-06-02
    days on market $42,900 Active 4 DOM
13. 2026-06-01
    days on market $42,900 Active 3 DOM
14. 2026-05-31
    days on market $42,900 Active 2 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 (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: $14,426
• − Mortgage interest: −$2,129
• − Property taxes: −$570
• − Insurance: −$190
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,105
• Taxable income: $8,124
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $6,295/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 · 13 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations, including new kitchen, flooring, and paint, to improve its condition and value.

Repairs flagged

• Major Kitchen sink and countertops — Missing sink and countertops
• Moderate Exterior siding — Weathered appearance

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace carpeted floors with hardwood — Hardwood floors are more desirable and increase value
• Resale Install new kitchen sink and countertops — Complete kitchen renovation improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen sink and countertops · Missing sink and countertops	Major	$15,000–50,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace carpeted floors with hardwood — Hardwood floors are more desirable and increase value ↑
• Resale Install new kitchen sink and countertops — Complete kitchen renovation improves functionality and aesthetics ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-29 Listed $42,900 WNYREIS