77 Lakewood Village Dr · Medina, NY 14103

$69,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 92 Days on market

Built 1978 $83/sqft · 107% above area

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely remodeled and move-in ready! This 2-bedroom, 1-bath home in Lakewood Village (55+ community) has been updated from top to bottom and is ready for its next owner. With a brand-new roof and modern updates throughout, this home offers peace of mind and low-maintenance living from day one. Opportunities for fully renovated homes in Lakewood Village don’t come up often — especially ones this turnkey. All appliances are included — refrigerator, electric range, dishwasher, washer, and dryer — making your move simple and stress-free. Located in Medina, NY, this is an ideal option for buyers looking for easy, community-focused living.

Key facts

• Move-in ready
• Remodeled
• Fully renovated

Tags

• REMODELED
• MOVE-IN READY
• BRAND-NEW ROOF
• MODERN UPDATES
• FULLY RENOVATED
• TURNKEY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.8% in Medina — 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 72/100 on livability (#344 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Medina Central School District (town): math 37% / reading 38% proficiency, ranked #548 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $298 of equity ($483 loan paydown + $-185 appreciation (-0.3% local appreciation)).
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $70k implies a 118% gain — meaningful room to come down on a strong offer.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.32%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (median comp): $39,392
• List price: $69,900
• Delta: 77.45%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Lakewood Vlg	0.12mi	2/1.0	720 (-14%)	24mo	$15,000	$21	51

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

Projected returns pro-forma

-0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.82×
• Total profit: $16,093
• Equity at exit: $19,379

10-year hold

• IRR: 22.0%
• Equity multiple: 3.38×
• Total profit: $46,603
• Equity at exit: $22,573

Cash invested: $19,572 (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 14103

• Home prices YoY: -0.1%
• Active inventory: 57
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$17 /mo · $198/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $299

Break-even live

Break-even rent $522

Max offer price $69,900

Occupancy floor 62%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Park Ave Unit 2 Medina, NY	1.0	1.0	600	$900	$1.50	2d	1	0.73mi

Listing history 7 events

1. 2026-05-15
   status Pending 668-char remark

   Show marketing remark (668 chars)

   Completely remodeled and move-in ready! This 2-bedroom, 1-bath home in Lakewood Village (55+ community) has been updated from top to bottom and is ready for its next owner. With a brand-new roof and modern updates throughout, this home offers peace of mind and low-maintenance living from day one. Opportunities for fully renovated homes in Lakewood Village don’t come up often — especially ones this turnkey. All appliances are included — refrigerator, electric range, dishwasher, washer, and dryer — making your move simple and stress-free. Located in Medina, NY, this is an ideal option for buyers looking for easy, community-focused living.

2. 2026-04-29
   price $69,900 668-char remark

   Show marketing remark (668 chars)

   Completely remodeled and move-in ready! This 2-bedroom, 1-bath home in Lakewood Village (55+ community) has been updated from top to bottom and is ready for its next owner. With a brand-new roof and modern updates throughout, this home offers peace of mind and low-maintenance living from day one. Opportunities for fully renovated homes in Lakewood Village don’t come up often — especially ones this turnkey. All appliances are included — refrigerator, electric range, dishwasher, washer, and dryer — making your move simple and stress-free. Located in Medina, NY, this is an ideal option for buyers looking for easy, community-focused living.

3. 2026-04-14
   price $72,500 668-char remark

   Show marketing remark (668 chars)

   Completely remodeled and move-in ready! This 2-bedroom, 1-bath home in Lakewood Village (55+ community) has been updated from top to bottom and is ready for its next owner. With a brand-new roof and modern updates throughout, this home offers peace of mind and low-maintenance living from day one. Opportunities for fully renovated homes in Lakewood Village don’t come up often — especially ones this turnkey. All appliances are included — refrigerator, electric range, dishwasher, washer, and dryer — making your move simple and stress-free. Located in Medina, NY, this is an ideal option for buyers looking for easy, community-focused living.

4. 2026-02-12
   listed $74,900 Active 668-char remark

   Show marketing remark (668 chars)

   Completely remodeled and move-in ready! This 2-bedroom, 1-bath home in Lakewood Village (55+ community) has been updated from top to bottom and is ready for its next owner. With a brand-new roof and modern updates throughout, this home offers peace of mind and low-maintenance living from day one. Opportunities for fully renovated homes in Lakewood Village don’t come up often — especially ones this turnkey. All appliances are included — refrigerator, electric range, dishwasher, washer, and dryer — making your move simple and stress-free. Located in Medina, NY, this is an ideal option for buyers looking for easy, community-focused living.

5. 2025-10-15
   soldstatus $32,000 Closed 599-char remark

   Show marketing remark (599 chars)

   Welcome to 77 Lakewood Village! This lovely 2 bedroom, 1 bath manufactured home is perfect for serene living while still being close to all the amenities that Medina has to offer. There is plenty of room in this model featuring a large kitchen and dining room area complete with built-in cabinet for additional dining room storage. The ample sized living room leads to a hallway and 2 nice sized bedrooms. Washer and dryer in unit. Enjoy summer evenings in the 3 season sitting area as you enter the home. This one is nice and won't last long! Delay of negotiations to September 15, 2025 at 2 pm.

6. 2025-09-24
   status Pending 599-char remark

   Show marketing remark (599 chars)

   Welcome to 77 Lakewood Village! This lovely 2 bedroom, 1 bath manufactured home is perfect for serene living while still being close to all the amenities that Medina has to offer. There is plenty of room in this model featuring a large kitchen and dining room area complete with built-in cabinet for additional dining room storage. The ample sized living room leads to a hallway and 2 nice sized bedrooms. Washer and dryer in unit. Enjoy summer evenings in the 3 season sitting area as you enter the home. This one is nice and won't last long! Delay of negotiations to September 15, 2025 at 2 pm.

7. 2025-09-05
   listed $34,900 Active 599-char remark

   Show marketing remark (599 chars)

   Welcome to 77 Lakewood Village! This lovely 2 bedroom, 1 bath manufactured home is perfect for serene living while still being close to all the amenities that Medina has to offer. There is plenty of room in this model featuring a large kitchen and dining room area complete with built-in cabinet for additional dining room storage. The ample sized living room leads to a hallway and 2 nice sized bedrooms. Washer and dryer in unit. Enjoy summer evenings in the 3 season sitting area as you enter the home. This one is nice and won't last long! Delay of negotiations to September 15, 2025 at 2 pm.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $198 · $17/mo
• Projected year-2 tax: $690 · $57/mo
• Expected delta: +$492/yr (+$41/mo · 248.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥95°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: $10,800
• − Mortgage interest: −$3,915
• − Property taxes: −$198
• − Insurance: −$350
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,033
• Taxable income: $2,575
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $2,967/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: Medina Central School District
• NCES district ID: 3618960
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $43,046
• Composite: 31.76/100
• National rank: #5901
• State rank: #548 of 590 in NY

Livability — Medina

• Score: 72/100
• State rank: #344
• US rank: #5814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medina, NY
• City population: 10,836
• Population (ZIP): 10,836

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% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 5% German/W. Germanic 3% Chinese 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: ▼ -0.26%
• Current HPI: 307.0342
• 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

+100.3% since first listed

7 events — show timeline

• 2026-05-15 Pending — WNYREIS
• 2026-04-29 Price Changed $69,900 WNYREIS
• 2026-04-14 Price Changed $72,500 WNYREIS
• 2026-02-12 Listed $74,900 WNYREIS
• 2025-10-15 Sold (MLS) $32,000 WNYREIS
• 2025-09-24 Pending — WNYREIS
• 2025-09-05 Listed $34,900 WNYREIS

Property tax history

-3.1%/yr

Latest (2020): $198 · -6.0% YoY. Source: county tax records.