5455 Southwestern Blvd · Hamburg, NY 14075

$20,000

2 bd · 1.0 ba · 924 sqft · Land · 1 Days on market

Built 1987

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained single wide manufactured home features an open floor concept with large eat in kitchen and two great size bathrooms with new flooring being added prior to sale completion. Property features new tankless hot water heater, laundry room, two full bathrooms and 2 great sized bedrooms with master bath featuring a soaking tub. Nice sized lot with 3 lilac bushes and fenced in yard.

Key facts

• Covered porch entry
• Gas stove
• Built 1987

Tags

• MODERN KITCHEN UPGRADES
• BRAND NEW WATER HEATER TANK
• 2 YEAR OLD RUBBER ROOF
• LARGE DOUBLE-DOOR REFRIGERATOR
• GAS STOVE
• COVERED PORCH ENTRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $20k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Cap rate 74.4% vs local median 2.4% in Hamburg — 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 84/100 on livability (#43 in NY, #692 nationally) — a professional / high-income tenant draw. Strengths: schools A+, employment A+, housing A+; Watch: commute F.
• Frontier Central School District (suburban): math 54% / reading 55% proficiency, ranked #301 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 262 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $20,000

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 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 8.06% ✓
• Cap rate: 74.41%
• Cash-on-cash: 243.27%
• DSCR: 11.82
• GRM: 1.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.21% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.99×
• Total profit: $72,751
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 31.76×
• Total profit: $172,282
• Equity at exit: $1,729

Cash invested: $5,600 (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 14075

• Rents YoY: 5.2%
• Active inventory: 262
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $1,135

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 25%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5510 Southwestern Blvd Hamburg, NY	2.0	2.0	1107	$2,082	$1.88	1d	1	0.18mi
5327 Rogers Rd Hamburg, NY	2.0	1.0	800	$1,202	$1.50	1d	1	0.38mi
5278 Southwestern Blvd Hamburg, NY	1.0	1.0	576	$1,255	$2.18	1d	1	0.60mi
3385 Cedar Valley Way Hamburg, NY	2.0	2.0	991	$1,950	$1.97	10d	1	0.64mi

Listing history 29 events

1. 2026-05-26
   listed $20,000 Active
2. 2024-04-17
   soldstatus $33,000 Closed 393-char remark

   Show marketing remark (393 chars)

   Well maintained single wide manufactured home features an open floor concept with large eat in kitchen and two great size bathrooms with new flooring being added prior to sale completion. Property features new tankless hot water heater, laundry room, two full bathrooms and 2 great sized bedrooms with master bath featuring a soaking tub. Nice sized lot with 3 lilac bushes and fenced in yard.

3. 2024-03-20
   status Pending 393-char remark

   Show marketing remark (393 chars)

   Well maintained single wide manufactured home features an open floor concept with large eat in kitchen and two great size bathrooms with new flooring being added prior to sale completion. Property features new tankless hot water heater, laundry room, two full bathrooms and 2 great sized bedrooms with master bath featuring a soaking tub. Nice sized lot with 3 lilac bushes and fenced in yard.

4. 2024-01-12
   price $35,000 393-char remark

   Show marketing remark (393 chars)

   Well maintained single wide manufactured home features an open floor concept with large eat in kitchen and two great size bathrooms with new flooring being added prior to sale completion. Property features new tankless hot water heater, laundry room, two full bathrooms and 2 great sized bedrooms with master bath featuring a soaking tub. Nice sized lot with 3 lilac bushes and fenced in yard.

5. 2023-12-28
   listed $45,000 Active 393-char remark

   Show marketing remark (393 chars)

   Well maintained single wide manufactured home features an open floor concept with large eat in kitchen and two great size bathrooms with new flooring being added prior to sale completion. Property features new tankless hot water heater, laundry room, two full bathrooms and 2 great sized bedrooms with master bath featuring a soaking tub. Nice sized lot with 3 lilac bushes and fenced in yard.

6. 2021-07-11
   soldstatus $89,000 Closed Sale or Rented 1071-char remark

   Show marketing remark (1071 chars)

   This one of a kind Pine Grove custom built manufactured home has been very well taken care of. The open floor concept for is great for entertaining with a large living room and dining room, just steps away from a screened in garage and covered porch. The gorgeous Hearth Kitchen has a built in island that can be used as a breakfast bar or for serving large meals, and has more than enough cupboard space, and can't forget the walk in pantry! The master bedroom has a stand up shower with a double sink. The laundry room is on the first floor and has plenty of additional storage. The Hamburg Mobile Home Park has all newer homes and is centrally located for all your needs-shopping, golf course, schools, and parks! You can even bring your furry friend! There is also a shed out back for extra storage. Lot rent includes trash pick-up and road maintenance and plowing. We have multiple offers on 5455 Southwestern Blvd, lot 7 Hamburg, NY 14075. Please bring your final and best offer. Offers are due by Friday 4/2 at 1pm. I am hoping to have an answer by 5pm Friday 4/2

7. 2021-04-03
   status Under Contract- Do Not Show 1071-char remark

   Show marketing remark (1071 chars)

   This one of a kind Pine Grove custom built manufactured home has been very well taken care of. The open floor concept for is great for entertaining with a large living room and dining room, just steps away from a screened in garage and covered porch. The gorgeous Hearth Kitchen has a built in island that can be used as a breakfast bar or for serving large meals, and has more than enough cupboard space, and can't forget the walk in pantry! The master bedroom has a stand up shower with a double sink. The laundry room is on the first floor and has plenty of additional storage. The Hamburg Mobile Home Park has all newer homes and is centrally located for all your needs-shopping, golf course, schools, and parks! You can even bring your furry friend! There is also a shed out back for extra storage. Lot rent includes trash pick-up and road maintenance and plowing. We have multiple offers on 5455 Southwestern Blvd, lot 7 Hamburg, NY 14075. Please bring your final and best offer. Offers are due by Friday 4/2 at 1pm. I am hoping to have an answer by 5pm Friday 4/2

8. 2021-03-23
   listed $69,000 Active 1071-char remark

   Show marketing remark (1071 chars)

   This one of a kind Pine Grove custom built manufactured home has been very well taken care of. The open floor concept for is great for entertaining with a large living room and dining room, just steps away from a screened in garage and covered porch. The gorgeous Hearth Kitchen has a built in island that can be used as a breakfast bar or for serving large meals, and has more than enough cupboard space, and can't forget the walk in pantry! The master bedroom has a stand up shower with a double sink. The laundry room is on the first floor and has plenty of additional storage. The Hamburg Mobile Home Park has all newer homes and is centrally located for all your needs-shopping, golf course, schools, and parks! You can even bring your furry friend! There is also a shed out back for extra storage. Lot rent includes trash pick-up and road maintenance and plowing. We have multiple offers on 5455 Southwestern Blvd, lot 7 Hamburg, NY 14075. Please bring your final and best offer. Offers are due by Friday 4/2 at 1pm. I am hoping to have an answer by 5pm Friday 4/2

9. 2020-06-18
   soldstatus $73,500 Closed Sale or Rented
10. 2020-05-26
    status Pending Sale
11. 2020-04-16
    status Pending Sale
12. 2020-03-23
    historical Continue to Show- Under Contract
13. 2020-03-23
    historical
14. 2020-03-20
    listed $48,000 Active
15. 2020-03-20
    listed $79,900 Active
16. 2019-05-08
    soldstatus $87,500 Closed Sale or Rented
17. 2019-03-21
    status Under Contract- Do Not Show
18. 2019-03-14
    listed $87,500 Active
19. 2017-11-22
    soldstatus $72,500 Closed Sale or Rented
20. 2017-11-02
    status Pending Sale
21. 2017-10-24
    status Under Contract- Do Not Show
22. 2017-08-18
    price $79,900
23. 2017-07-14
    listed $83,500 Active
24. 2014-08-04
    listed $79,900
25. 2012-07-17
    soldstatus $47,000
26. 2012-04-24
    listed $50,000
27. 2011-07-08
    soldstatus $81,500
28. 2010-02-26
    listed $84,900
29. 2005-05-27
    soldstatus $625,000

ⓘ 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 2/10 Low 7 d/yr ≥93°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: $19,344
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$582
• Taxable income: $14,147
• Est. tax owed @ 24.0%: −$3,395
• After-tax cash flow: $10,228/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: Frontier Central School District
• NCES district ID: 3611670
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $58,807
• Composite: 47.36/100
• National rank: #2291
• State rank: #301 of 590 in NY

Livability — Hamburg

• Score: 84/100
• State rank: #43
• US rank: #692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 44,520
• Household income: $83,383
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 824.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 20% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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: ▼ -261.10%
• Current HPI: 300.2852
• Rent YoY: ▲ 5.21%
• 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

-96.8% since first listed

29 events — show timeline

• 2026-05-26 Listed $20,000 FSBO.com
• 2024-04-17 Sold (MLS) $33,000 WNYREIS
• 2024-03-20 Pending — WNYREIS
• 2024-01-12 Price Changed $35,000 WNYREIS
• 2023-12-28 Listed $45,000 WNYREIS
• 2021-07-11 Sold (MLS) $89,000 WNYREIS
• 2021-04-03 Pending — WNYREIS
• 2021-03-23 Listed $69,000 WNYREIS
• 2020-06-18 Sold (MLS) $73,500 WNYREIS
• 2020-05-26 Pending — WNYREIS
• 2020-04-16 Pending — WNYREIS
• 2020-03-23 Contingent — WNYREIS
• 2020-03-23 Listing Removed — WNYREIS
• 2020-03-20 Listed $79,900 WNYREIS
• 2020-03-20 Listed $48,000 WNYREIS
• 2019-05-08 Sold (MLS) $87,500 WNYREIS
• 2019-03-21 Pending — WNYREIS
• 2019-03-14 Listed $87,500 WNYREIS
• 2017-11-22 Sold (MLS) $72,500 WNYREIS
• 2017-11-02 Pending — WNYREIS
• 2017-10-24 Pending — WNYREIS
• 2017-08-18 Price Changed $79,900 WNYREIS
• 2017-07-14 Listed $83,500 WNYREIS
• 2014-08-04 Listed $79,900 WNYREIS
• 2012-07-17 Sold (MLS) $47,000 WNYREIS
• 2012-04-24 Listed $50,000 WNYREIS
• 2011-07-08 Sold (MLS) $81,500 WNYREIS
• 2010-02-26 Listed $84,900 WNYREIS
• 2005-05-27 Sold (Public Records) $625,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $23,365 · +1.5% YoY. Source: county tax records.