6035 S Transit Lot 114-robin Hill Rd · South Lockport, NY 14094

$54,900

2 bd · 1.0 ba · 4,417 sqft · Land public records · 107 Days on market

Built 1976

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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

This beautifully updated 2-bedroom, 1-bath home is located in the welcoming Villages Manufactured Home Community. Step inside to discover brand-new flooring throughout and a completely renovated modern kitchen, featuring a deep sink with sprayer—perfect for cooking and entertaining. The sleek, contemporary bathroom has been fully redone and includes a new tub/shower combination. It also conveniently houses the laundry area and is centrally located within the home for easy access. Additional highlights include fresh interior paint and vinyl windows throughout, a Club House, In-Ground Pool, and many guest parking areas. Close to shopping areas and all major thorough fairs. Lot rent is currently $490 per month, which includes water. Park approval is required, and applications are available at the park office just off Village Parkway.

Key facts

• One-car garage
• Extra storage
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• ENCLOSED FLORIDA ROOM
• NEW ELECTRICAL PANEL
• ONE-CAR GARAGE
• AMPLE PARKING
• EXTRA STORAGE

Property features AI

Finance

• HOA & community: Land lease: $475

Exterior

• Parking: Attached garage; Carport; Garage (1 space)
• Utilities: Public water connected; Sewer connected; Electric service
• Home design: Single-wide mobile home; Single-story; Existing construction; Entry level on one floor
• Construction: Composite siding; Slab foundation
• Exterior features: Blacktop driveway; Corner lot; Rectangular lot

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Refrigerator; Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Laundry on main level; 7 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 3y ago; this cycle's ask has dropped $4k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1976 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.18% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.05%
• DSCR: 2.96
• GRM: 3.8

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: 41.8%
• Equity multiple: 2.81×
• Total profit: $27,872
• Equity at exit: $8,186

10-year hold

• IRR: 48.3%
• Equity multiple: 5.81×
• Total profit: $73,994
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $564

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 48%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-05-18
   status Pending
2. 2026-05-12
   status Active
3. 2026-05-12
   price $54,900
4. 2026-04-30
   soldstatus $39,500 Closed 848-char remark

   Show marketing remark (848 chars)

   This beautifully updated 2-bedroom, 1-bath home is located in the welcoming Villages Manufactured Home Community. Step inside to discover brand-new flooring throughout and a completely renovated modern kitchen, featuring a deep sink with sprayer—perfect for cooking and entertaining. The sleek, contemporary bathroom has been fully redone and includes a new tub/shower combination. It also conveniently houses the laundry area and is centrally located within the home for easy access. Additional highlights include fresh interior paint and vinyl windows throughout, a Club House, In-Ground Pool, and many guest parking areas. Close to shopping areas and all major thorough fairs. Lot rent is currently $490 per month, which includes water. Park approval is required, and applications are available at the park office just off Village Parkway.

5. 2026-03-02
   status Pending
6. 2026-02-09
   status Pending 848-char remark

   Show marketing remark (848 chars)

   This beautifully updated 2-bedroom, 1-bath home is located in the welcoming Villages Manufactured Home Community. Step inside to discover brand-new flooring throughout and a completely renovated modern kitchen, featuring a deep sink with sprayer—perfect for cooking and entertaining. The sleek, contemporary bathroom has been fully redone and includes a new tub/shower combination. It also conveniently houses the laundry area and is centrally located within the home for easy access. Additional highlights include fresh interior paint and vinyl windows throughout, a Club House, In-Ground Pool, and many guest parking areas. Close to shopping areas and all major thorough fairs. Lot rent is currently $490 per month, which includes water. Park approval is required, and applications are available at the park office just off Village Parkway.

7. 2025-11-21
   listed $59,000 Active
8. 2025-11-20
   historical
9. 2025-11-12
   price $42,900 848-char remark

   Show marketing remark (848 chars)

   This beautifully updated 2-bedroom, 1-bath home is located in the welcoming Villages Manufactured Home Community. Step inside to discover brand-new flooring throughout and a completely renovated modern kitchen, featuring a deep sink with sprayer—perfect for cooking and entertaining. The sleek, contemporary bathroom has been fully redone and includes a new tub/shower combination. It also conveniently houses the laundry area and is centrally located within the home for easy access. Additional highlights include fresh interior paint and vinyl windows throughout, a Club House, In-Ground Pool, and many guest parking areas. Close to shopping areas and all major thorough fairs. Lot rent is currently $490 per month, which includes water. Park approval is required, and applications are available at the park office just off Village Parkway.

10. 2025-11-05
    price $10,000
11. 2025-10-31
    price $59,855
12. 2025-10-24
    price $68,888
13. 2025-10-10
    price $74,999
14. 2025-10-10
    price $76,000
15. 2025-10-09
    price $74,999
16. 2025-09-26
    soldstatus $55,000 Closed
17. 2025-09-25
    soldstatus $55,000 Closed
18. 2025-09-22
    status Pending
19. 2025-09-19
    price $76,000
20. 2025-09-15
    listed $55,000 Active
21. 2025-09-04
    soldstatus $36,000 Closed
22. 2025-09-01
    status Pending
23. 2025-08-26
    status Pending
24. 2025-08-08
    listed $38,000 Active
25. 2025-07-31
    price $74,900
26. 2025-07-31
    listed $79,900 Active
27. 2025-07-25
    price $55,900
28. 2025-07-07
    price $54,900
29. 2025-07-05
    status Pending
30. 2025-07-05
    soldstatus $21,000 Closed
31. 2025-07-02
    soldstatus $30,000 Closed

    Show marketing remark (848 chars)

    This beautifully updated 2-bedroom, 1-bath home is located in the welcoming Villages Manufactured Home Community. Step inside to discover brand-new flooring throughout and a completely renovated modern kitchen, featuring a deep sink with sprayer—perfect for cooking and entertaining. The sleek, contemporary bathroom has been fully redone and includes a new tub/shower combination. It also conveniently houses the laundry area and is centrally located within the home for easy access. Additional highlights include fresh interior paint and vinyl windows throughout, a Club House, In-Ground Pool, and many guest parking areas. Close to shopping areas and all major thorough fairs. Lot rent is currently $490 per month, which includes water. Park approval is required, and applications are available at the park office just off Village Parkway.

32. 2025-07-02
    listed $46,900 Active 848-char remark

    Show marketing remark (848 chars)

    This beautifully updated 2-bedroom, 1-bath home is located in the welcoming Villages Manufactured Home Community. Step inside to discover brand-new flooring throughout and a completely renovated modern kitchen, featuring a deep sink with sprayer—perfect for cooking and entertaining. The sleek, contemporary bathroom has been fully redone and includes a new tub/shower combination. It also conveniently houses the laundry area and is centrally located within the home for easy access. Additional highlights include fresh interior paint and vinyl windows throughout, a Club House, In-Ground Pool, and many guest parking areas. Close to shopping areas and all major thorough fairs. Lot rent is currently $490 per month, which includes water. Park approval is required, and applications are available at the park office just off Village Parkway.

33. 2025-06-30
    price $24,000
34. 2025-06-29
    listed $79,900 Active
35. 2025-06-26
    status Pending
36. 2025-06-16
    price $27,000
37. 2025-06-02
    price $30,000
38. 2025-05-22
    price $63,900
39. 2025-05-16
    listed $69,900 Active
40. 2025-05-12
    price $35,000
41. 2025-05-02
    price $30,000
42. 2025-04-21
    price $42,000
43. 2025-04-21
    price $40,000
44. 2025-04-12
    listed $49,000 Active
45. 2025-04-01
    listed $69,900 Active
46. 2025-03-24
    soldstatus $28,000 Closed
47. 2025-03-11
    status Pending
48. 2025-02-11
    price $28,000
49. 2025-01-25
    listed $34,900 Active
50. 2025-01-06
    listed $44,900 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,334
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$1,597
• Taxable income: $6,271
• Est. tax owed @ 24.0%: −$1,505
• After-tax cash flow: $5,266/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

+37.2% since first listed

77 events — show timeline

• 2026-05-18 Pending — WNYREIS
• 2026-05-12 Relisted — WNYREIS
• 2026-05-12 Price Changed $54,900 WNYREIS
• 2026-04-30 Sold (MLS) $39,500 WNYREIS
• 2026-03-02 Pending — WNYREIS
• 2026-02-09 Pending — WNYREIS
• 2025-11-21 Listed $59,000 WNYREIS
• 2025-11-20 Listing Removed — WNYREIS
• 2025-11-12 Price Changed $42,900 WNYREIS
• 2025-11-05 Price Changed $10,000 WNYREIS
• 2025-10-31 Price Changed $59,855 WNYREIS
• 2025-10-24 Price Changed $68,888 WNYREIS
• 2025-10-10 Price Changed $74,999 WNYREIS
• 2025-10-10 Price Changed $76,000 WNYREIS
• 2025-10-09 Price Changed $74,999 WNYREIS
• 2025-09-26 Sold (MLS) $55,000 WNYREIS
• 2025-09-25 Sold (MLS) $55,000 WNYREIS
• 2025-09-22 Pending — WNYREIS
• 2025-09-19 Price Changed $76,000 WNYREIS
• 2025-09-15 Listed $55,000 WNYREIS
• 2025-09-04 Sold (MLS) $36,000 WNYREIS
• 2025-09-01 Pending — WNYREIS
• 2025-08-26 Pending — WNYREIS
• 2025-08-08 Listed $38,000 WNYREIS
• 2025-07-31 Price Changed $74,900 WNYREIS
• 2025-07-31 Listed $79,900 WNYREIS
• 2025-07-25 Price Changed $55,900 WNYREIS
• 2025-07-07 Price Changed $54,900 WNYREIS
• 2025-07-05 Pending — WNYREIS
• 2025-07-05 Sold (MLS) $21,000 WNYREIS
• 2025-07-02 Listed $46,900 WNYREIS
• 2025-07-02 Sold (MLS) $30,000 WNYREIS
• 2025-06-30 Price Changed $24,000 WNYREIS
• 2025-06-29 Listed $79,900 WNYREIS
• 2025-06-26 Pending — WNYREIS
• 2025-06-16 Price Changed $27,000 WNYREIS
• 2025-06-02 Price Changed $30,000 WNYREIS
• 2025-05-22 Price Changed $63,900 WNYREIS
• 2025-05-16 Listed $69,900 WNYREIS
• 2025-05-12 Price Changed $35,000 WNYREIS
• 2025-05-02 Price Changed $30,000 WNYREIS
• 2025-04-21 Price Changed $42,000 WNYREIS
• 2025-04-21 Price Changed $40,000 WNYREIS
• 2025-04-12 Listed $49,000 WNYREIS
• 2025-04-01 Listed $69,900 WNYREIS
• 2025-03-24 Sold (MLS) $28,000 WNYREIS
• 2025-03-11 Pending — WNYREIS
• 2025-02-11 Price Changed $28,000 WNYREIS
• 2025-01-25 Listed $34,900 WNYREIS
• 2025-01-06 Listed $44,900 WNYREIS
• 2024-12-31 Listing Removed — WNYREIS
• 2024-11-22 Sold (MLS) $35,000 WNYREIS
• 2024-10-15 Price Changed $49,000 WNYREIS
• 2024-10-15 Price Changed $44,900 WNYREIS
• 2024-10-02 Listed $59,000 WNYREIS
• 2024-09-27 Sold (MLS) $52,000 WNYREIS
• 2024-09-21 Price Changed $49,900 WNYREIS
• 2024-09-16 Pending — WNYREIS
• 2024-09-09 Price Changed $52,000 WNYREIS
• 2024-08-29 Listed $54,900 WNYREIS
• 2024-08-28 Listed $55,000 WNYREIS
• 2024-06-08 Sold (MLS) $33,000 WNYREIS
• 2024-05-29 Sold (MLS) $45,900 WNYREIS
• 2024-05-29 Sold (MLS) $29,900 WNYREIS
• 2024-05-27 Price Changed $32,500 WNYREIS
• 2024-05-24 Pending — WNYREIS
• 2024-05-23 Pending — WNYREIS
• 2024-05-13 Listed $29,900 WNYREIS
• 2024-05-08 Price Changed $35,900 WNYREIS
• 2024-04-22 Listed $39,900 WNYREIS
• 2024-04-21 Price Changed $45,900 WNYREIS
• 2024-03-29 Sold (MLS) $23,000 WNYREIS
• 2024-03-20 Pending — WNYREIS
• 2024-03-03 Listed $24,900 WNYREIS
• 2023-12-24 Listed $49,900 WNYREIS
• 2023-11-30 Sold (MLS) $40,000 WNYREIS
• 2023-11-20 Pending — WNYREIS

Property tax history

-0.4%/yr

Latest (2025): $348,268 · -2.2% YoY. Source: county tax records.