1108 Lockwood Dr · South Lockport, NY 14094

$36,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily · 62 Days on market

Built 1994 1,108 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 +3.9/10.0
• Rent growth +3.4/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You’ll want to see this nice 2-bedroom, 2-bathroom home in The Woodlands. Vinyl plank flooring throughout the home makes a great way of living. The kitchen has lots of cabinets that you will just love. All kitchen appliances are included. The primary bath gives you an oversized shower and the primary bedroom provides a walk-in closet. Enjoy relaxing on the large deck to the side of the home, a nice yard, and a shed for your storage. Furnace 2012, Hot Water Tank 2016, and tear off roof, 2008.

Key facts

• 1,108 sq ft lot
• Built 1994
• Listed 62 days

Property features AI

Finance

• HOA & community: Land lease: $885

Exterior

• Parking: No garage
• Utilities: High-speed internet available; Public water connected; Sewer connected; Gas water heater
• Home design: Single-story single-wide mobile home; Commadore model; Resale condition; Asphalt roof; Vinyl siding; City street frontage; Lot roughly 50 x 100, rectangular residential lot near public transit
• Construction: Vinyl siding construction; Asphalt roof; Single wide mobile home
• Exterior features: Blacktop driveway; Deck; Shed(s)/storage

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level (both on the first floor)
• Flooring: Laminate; Varies
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Ceiling fan(s); Dining area; Eat-in kitchen; Separate/formal living room; Accessible bedroom; Low threshold shower; Bedroom on main level; Main level primary
• Laundry & utility: Washer; Dryer; Laundry on main level with accessible utilities

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $34k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.1% vs local median 1.5% in South Lockport — 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 66/100 on livability (#633 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: employment D+, schools F, crime F.
• Lockport City School District (town): math 44% / reading 49% proficiency, ranked #452 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 357 active listings in the ZIP; solid renter incomes; 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 $249 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 + 3.7% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $3k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.28% ✓
• Cap rate: 29.10%
• Cash-on-cash: 81.46%
• DSCR: 4.62
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 82.5%
• Equity multiple: 4.83×
• Total profit: $38,567
• Equity at exit: $5,368

10-year hold

• IRR: 86.0%
• Equity multiple: 10.24×
• Total profit: $93,109
• Equity at exit: $3,113

Cash invested: $10,080 (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 14094

• Rents YoY: 3.7%
• Active inventory: 357
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,181 medium
• Mortgage (P&I): −$189
• Tax est. 1.5%: −$45 /mo · $540/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $684

Break-even live

Break-even rent $315

Max offer price $36,000

Occupancy floor 37%

Sensitivity live

Price	-10% $709	-5% $697	+0% $684	+5% $672	+10% $659
Rent	-10% $591	-5% $638	+0% $684	+5% $731	+10% $778
Rate	-1.0pp $702	-0.5pp $693	base $684	+0.5pp $675	+1.0pp $665

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: $9,000
• Closing costs: $1,080
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-07
   statusdays on market $36,000 Pending 62 DOM
2. 2026-06-05
   days on market $36,000 Active 61 DOM
3. 2026-06-03
   days on market $36,000 Active 60 DOM
4. 2026-06-02
   days on market $36,000 Active 59 DOM
5. 2026-06-01
   days on market $36,000 Active 58 DOM
6. 2026-05-31
   days on market $36,000 Active 57 DOM
7. 2026-05-01
   price $38,000
8. 2026-04-04
   listed $39,000 Active
9. 2023-05-31
   status Pending Sale 502-char remark

   Show marketing remark (502 chars)

   You’ll want to see this nice 2-bedroom, 2-bathroom home in The Woodlands. Vinyl plank flooring throughout the home makes a great way of living. The kitchen has lots of cabinets that you will just love. All kitchen appliances are included. The primary bath gives you an oversized shower and the primary bedroom provides a walk-in closet. Enjoy relaxing on the large deck to the side of the home, a nice yard, and a shed for your storage. Furnace 2012, Hot Water Tank 2016, and tear off roof, 2008.

10. 2023-05-31
    soldstatus $35,000 Closed Sale or Rented 502-char remark

    Show marketing remark (502 chars)

    You’ll want to see this nice 2-bedroom, 2-bathroom home in The Woodlands. Vinyl plank flooring throughout the home makes a great way of living. The kitchen has lots of cabinets that you will just love. All kitchen appliances are included. The primary bath gives you an oversized shower and the primary bedroom provides a walk-in closet. Enjoy relaxing on the large deck to the side of the home, a nice yard, and a shed for your storage. Furnace 2012, Hot Water Tank 2016, and tear off roof, 2008.

11. 2023-05-05
    status Under Contract- Do Not Show 502-char remark

    Show marketing remark (502 chars)

    You’ll want to see this nice 2-bedroom, 2-bathroom home in The Woodlands. Vinyl plank flooring throughout the home makes a great way of living. The kitchen has lots of cabinets that you will just love. All kitchen appliances are included. The primary bath gives you an oversized shower and the primary bedroom provides a walk-in closet. Enjoy relaxing on the large deck to the side of the home, a nice yard, and a shed for your storage. Furnace 2012, Hot Water Tank 2016, and tear off roof, 2008.

12. 2023-05-03
    listed $35,000 Active 502-char remark

    Show marketing remark (502 chars)

    You’ll want to see this nice 2-bedroom, 2-bathroom home in The Woodlands. Vinyl plank flooring throughout the home makes a great way of living. The kitchen has lots of cabinets that you will just love. All kitchen appliances are included. The primary bath gives you an oversized shower and the primary bedroom provides a walk-in closet. Enjoy relaxing on the large deck to the side of the home, a nice yard, and a shed for your storage. Furnace 2012, Hot Water Tank 2016, and tear off roof, 2008.

13. 2019-11-19
    soldstatus $29,900 Closed Sale or Rented 704-char remark

    Show marketing remark (704 chars)

    Turn key and ENJOY!!! This impeccably maintained home is gorgeous inside and out!!! Relax on your over sized deck overlooking the beautifully landscaped yard. Let's step inside where it just keeps getting better. Newer vinyl plank flooring throughout makes housekeeping so easy. Cozy living room with warm colors immediately make you feel at home. Some furnishings are available for sale. Kitchen has tons of cupboards and work spaces. All appliances are included. Master suite has newer walk in shower stall and large closet. One more bedroom, full bath and laundry area round out this beauty. Furnace '12. HWT '16. Roof Tear off '08. Too many updates to list! Come see for yourself! Commadore CS26955A.

14. 2019-11-07
    status Pending Sale 704-char remark

    Show marketing remark (704 chars)

    Turn key and ENJOY!!! This impeccably maintained home is gorgeous inside and out!!! Relax on your over sized deck overlooking the beautifully landscaped yard. Let's step inside where it just keeps getting better. Newer vinyl plank flooring throughout makes housekeeping so easy. Cozy living room with warm colors immediately make you feel at home. Some furnishings are available for sale. Kitchen has tons of cupboards and work spaces. All appliances are included. Master suite has newer walk in shower stall and large closet. One more bedroom, full bath and laundry area round out this beauty. Furnace '12. HWT '16. Roof Tear off '08. Too many updates to list! Come see for yourself! Commadore CS26955A.

15. 2019-10-02
    listed $29,900 Active 704-char remark

    Show marketing remark (704 chars)

    Turn key and ENJOY!!! This impeccably maintained home is gorgeous inside and out!!! Relax on your over sized deck overlooking the beautifully landscaped yard. Let's step inside where it just keeps getting better. Newer vinyl plank flooring throughout makes housekeeping so easy. Cozy living room with warm colors immediately make you feel at home. Some furnishings are available for sale. Kitchen has tons of cupboards and work spaces. All appliances are included. Master suite has newer walk in shower stall and large closet. One more bedroom, full bath and laundry area round out this beauty. Furnace '12. HWT '16. Roof Tear off '08. Too many updates to list! Come see for yourself! Commadore CS26955A.

16. 2015-10-06
    soldstatus $19,900 Closed Sale or Rented
17. 2015-09-28
    status Pending Sale
18. 2015-09-02
    listed $19,900 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,173
• − Mortgage interest: −$2,017
• − Property taxes: −$540
• − Insurance: −$180
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$1,047
• Taxable income: $8,122
• Est. tax owed @ 24.0%: −$1,949
• After-tax cash flow: $6,262/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: Lockport City School District
• NCES district ID: 3617670
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $43,793
• Composite: 39.28/100
• National rank: #3997
• State rank: #452 of 590 in NY

Livability — South Lockport

• Score: 66/100
• State rank: #633
• US rank: #11642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lockport, NY
• County: Niagara County · 157,377 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 50,153
• Household income: $75,427
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1112.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -262.57%
• Current HPI: 303.6109
• Rent YoY: ▲ 3.67%
• 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

+91.0% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $38,000 WNYREIS
• 2026-04-04 Listed $39,000 WNYREIS
• 2023-05-31 Pending — WNYREIS
• 2023-05-31 Sold (MLS) $35,000 WNYREIS
• 2023-05-05 Pending — WNYREIS
• 2023-05-03 Listed $35,000 WNYREIS
• 2019-11-19 Sold (MLS) $29,900 WNYREIS
• 2019-11-07 Pending — WNYREIS
• 2019-10-02 Listed $29,900 WNYREIS
• 2015-10-06 Sold (MLS) $19,900 WNYREIS
• 2015-09-28 Pending — WNYREIS
• 2015-09-02 Listed $19,900 WNYREIS