46 Brookside Estates Dr · Frewsburg, NY 14701

$66,200

3 bd · 2.0 ba · 952 sqft · Manufactured · 73 Days on market

Built 2026 Good condition

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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 +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

Key facts

• Open concept kitchen
• Whirlpool appliances
• Perimeter heat

Tags

• OPEN CONCEPT KITCHEN
• WHIRLPOOL APPLIANCES
• SOFT CLOSE KITCHEN DRAWERS
• DOVETAIL CONSTRUCTED CABINETRY
• PERIMETER HEAT
• WASHER AND DRYER HOOK-UPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $66k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $62k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#553 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing B; Watch: schools C-, employment D, amenities F.
• Falconer Central School District (town): math 43% / reading 54% proficiency, ranked #423 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 313 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $458 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chautauqua County population projected at -22% 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,228 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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. 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: 1.84% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.54%
• DSCR: 2.45
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.6%
• Equity multiple: 2.15×
• Total profit: $21,304
• Equity at exit: $9,871

10-year hold

• IRR: 35.2%
• Equity multiple: 4.23×
• Total profit: $59,846
• Equity at exit: $5,724

Cash invested: $18,536 (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 14701

• Home prices YoY: -18.5%
• Active inventory: 313
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$347
• Tax est. 1.5%: −$83 /mo · $993/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $503

Break-even live

Break-even rent $579

Max offer price $66,200

Occupancy floor 54%

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: $16,550
• Closing costs: $1,986
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $66,200 Active 73 DOM
2. 2026-06-18
   days on market $66,200 Active 72 DOM
3. 2026-06-17
   days on market $66,200 Active 71 DOM
4. 2026-06-16
   days on market $66,200 Active 70 DOM
5. 2026-06-15
   days on market $66,200 Active 69 DOM
6. 2026-06-14
   days on market $66,200 Active 67 DOM
7. 2026-06-12
   days on market $66,200 Active 66 DOM
8. 2026-06-09
   days on market $66,200 Active 63 DOM
9. 2026-06-08
   days on market $66,200 Active 62 DOM
10. 2026-06-07
    days on market $66,200 Active 61 DOM
11. 2026-06-02
    days on market $66,200 Active 56 DOM
12. 2026-06-01
    days on market $66,200 Active 55 DOM
13. 2026-05-31
    days on market $66,200 Active 54 DOM
14. 2026-05-30
    days on market $66,200 Active 53 DOM
15. 2026-04-07
    listed $66,200 Active 1165-char remark

    Show marketing remark (1165 chars)

    This new Beacon Prestige 3-bedroom, 2 bath home features gorgeous finishes with an open concept kitchen and living area. The kitchen features whirlpool appliances (dishwasher included!), soft close kitchen drawers, and high-quality dovetail constructed cabinetry. The home includes perimeter heat, allowing a variety of furniture placement without blocking vents! Washer and dryer hook-ups are included in the laundry room/pantry off the kitchen. This new home comes with a one-year limited factory warranty from date of purchase, with additional warranties on appliances and other items. Built entirely in a factory before being delivered and set within the community, manufactured homes are built in compliance with strict federal building codes to ensure superior construction, energy efficiency, and quality. The controlled construction environment and assembly line techniques remove problems encountered during traditional on-site home construction. Much like other assembly line operations, manufactured homes benefit from the economies of scale resulting from purchasing large quantities of materials, and these savings are passed directly to the homebuyer.

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,584
• − Mortgage interest: −$3,708
• − Property taxes: −$993
• − Insurance: −$331
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$1,926
• Taxable income: $5,293
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $4,761/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 80/100 None rehab

This Beacon Prestige manufactured home is in excellent condition with no visible repairs needed. It offers a good return on investment with potential for modest improvements to enhance its curb appeal and living space.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Add a small patio or deck — Can increase living space and add value for both resale and rental.
• Both Install smart home features — Can increase home's appeal to tech-savvy buyers and renters, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Add a small patio or deck — Can increase living space and add value for both resale and rental. ↑
• Both Install smart home features — Can increase home's appeal to tech-savvy buyers and renters, enhancing both resale and rental value. ↑

ⓘ 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: Falconer Central School District
• NCES district ID: 3610920
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 54% ▲ 11.00%
• Median HH income: $44,363
• Composite: 40.96/100
• National rank: #3600
• State rank: #423 of 590 in NY

Livability — Frewsburg

• Score: 68/100
• State rank: #553
• US rank: #9948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chautauqua County · 38,461 people
• Metro: Jamestown-Dunkirk-Fredonia, NY
• Population (ZIP): 38,461
• Household income: $49,685
• Rent vs Own: 42.8% rent · 57.2% own
• Severe rent burden: 1838.0

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 6% Black 3%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.93%
• Current HPI: 259.402
• Rent YoY: —
• Metro: Jamestown-Dunkirk-Fredonia, 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

1 event — show timeline

• 2026-04-07 Listed $66,200 UNYREIS