768 Dorwood Park · Ransomville, NY 14131

$64,900

3 bd · 1.0 ba · 940 sqft · Manufactured · 19 Days on market

Built 2007 Good condition

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks

Celebrate the revitalizing, fresh air of the country while enjoying affordable living in Ransomville! Step into a bright, open living area finished with new luxury vinyl plank flooring throughout. The efficient layout offers three spacious bedrooms, a fully updated bathroom, and a clean, modern palette ready for your personal touches. Don't miss the convenient 1st floor laundry area! Outside, a wide driveway provides ample parking and generous green space surrounds the home — perfect for gardening, outdoor entertaining, or simply relaxing in a peaceful country setting. Low-maintenance living in a friendly Western New York community. Ideal for first-time buyers, downsizers, or invest

Key facts

• Ample parking
• Open living area
• Generous green space

Tags

• OPEN LIVING AREA
• FULLY UPDATED BATHROOM
• 1ST FLOOR LAUNDRY AREA
• AMPLE PARKING
• GENEROUS GREEN SPACE
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Rectangular lot
• Financial info: Monthly land lease: $600

Exterior

• Parking: No garage
• Utilities: Electricity connected; Water connected (public); Sewer connected
• Home design: Single-wide mobile home; Single-story; Resale property
• Construction: Vinyl siding; PEX plumbing; Architectural shingle roof; Existing (previously built)
• Exterior features: Blacktop driveway; Open porch

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Range hood; Exhaust fan; Refrigerator; Breakfast bar (kitchen opens to living/dining area)
• Bedrooms: Three main-level bedrooms; Bedroom 1 on first level; Bedroom 2 on first level; Bedroom 3 on first level
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (electric and propane); Window cooling units
• Interior features: No stairs (accessible); Breakfast bar; Combined living/dining area
• Laundry & utility: Washer; Dryer; Main-level laundry with accessible utilities; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 2.6% in Ransomville — 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 68/100 on livability (#548 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Wilson Central School District (town): math 52% / reading 55% proficiency, ranked #319 of 590 in NY (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,926 (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 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?
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: 1.59% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.19%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $25,380
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Dorwood Park	0.05mi	3/2.0	1,008 (+7%)	24mo	$27,000	$27	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 4.23×
• Total profit: $58,695
• Equity at exit: $58,467

10-year hold

• IRR: 36.7%
• Equity multiple: 9.50×
• Total profit: $154,530
• Equity at exit: $126,086

Cash invested: $18,172 (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 14131

• Home prices YoY: 7.8%
• Active inventory: 32
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$340
• Tax est. 1.5%: −$81 /mo · $974/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $366

Break-even live

Break-even rent $568

Max offer price $64,900

Occupancy floor 59%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $64,900 Active 19 DOM
2. 2026-06-17
   days on market $64,900 Active 18 DOM
3. 2026-06-16
   days on market $64,900 Active 17 DOM
4. 2026-06-15
   days on market $64,900 Active 16 DOM
5. 2026-06-13
   days on market $64,900 Active 14 DOM
6. 2026-06-13
   days on market $64,900 Active 13 DOM
7. 2026-06-10
   days on market $64,900 Active 11 DOM
8. 2026-06-09
   days on market $64,900 Active 10 DOM
9. 2026-06-08
   days on market $64,900 Active 9 DOM
10. 2026-06-07
    days on market $64,900 Active 8 DOM
11. 2026-06-03
    days on market $64,900 Active 4 DOM
12. 2026-06-02
    days on market $64,900 Active 3 DOM
13. 2026-06-01
    days on market $64,900 Active 2 DOM
14. 2026-05-31
    remarks 693-char remark
15. 2026-05-31
    listed $64,900 Active 1 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 14 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: $12,378
• − Mortgage interest: −$3,635
• − Property taxes: −$974
• − Insurance: −$324
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$1,888
• Taxable income: $3,576
• Est. tax owed @ 24.0%: −$858
• After-tax cash flow: $3,538/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

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it a great investment opportunity with potential for both resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping the front yard — Improves curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping the front yard — Improves curb appeal and can increase 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: Wilson Central School District
• NCES district ID: 3631560
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 55% ▲ 3.00%
• Median HH income: $57,181
• Composite: 46.37/100
• National rank: #2462
• State rank: #319 of 590 in NY

Livability — Ransomville

• Score: 68/100
• State rank: #548
• US rank: #9859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,339
• Population (ZIP): 5,339

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 14% Slovak 4% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 21.41%
• Current HPI: 297.4314
• 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 $64,900 WNYREIS