16 West Cyn · Wanakah, NY 14075

$49,900

2 bd · 1.0 ba · 1,080 sqft · Manufactured public records · 137 Days on market

Built 1987 Est $46k · 7% over ↓ 27% since listing

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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
• Schools +4.7/10.0
• ARV discount +4.1/15.0
• Rent growth +3.8/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding 2 bedroom mobile home with 24 x 7 tip out that makes for spacious ranch style living. Kitchen has lovely cabinets & counter space along with stove, refrigerator, dishwasher & disposal that stay. Kitchen adjoins family room with floor to ceiling windows bringing in loads of natural light. The area rugs and remote controlled drapes stay. Enclosed covered deck, swing, wall mounted tv, washer & dryer also included. Small bedroom with large closet, desk & dresser can also stay. Master bedroom with 2 closets, TV stays - King Size furniture - No Problem. 1 car attached garage with work bench & good storage. Metal roof 2 years old, hot water tank 2 months old. Portable generator stays. Backs to woods. One of a kind.

Key facts

• Workshop space
• Attached garage
• Generator included

Tags

• SPACIOUS KITCHEN
• ATTACHED GARAGE
• WORKSHOP SPACE
• GENERATOR INCLUDED
• CONVENIENT HAMBURG LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.2% vs local median 3.1% in Wanakah — 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 69/100 on livability (#508 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety 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; 3 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $9k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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: 3.23% ✓
• Cap rate: 28.20%
• Cash-on-cash: 78.24%
• DSCR: 4.48
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $46,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Brush Dr	0.04mi	3/2.0 (+1)	1,066 (-1%)	4mo	$93,500	$88	84
17 Rippleway Dr	0.44mi	3/1.0 (+1)	1,036 (-4%)	1mo	$28,000	$27	67
32 Waterview Pkwy	0.12mi	2/1.0	936 (-13%)	8mo	$25,000	$27	65
147 E Canyon Dr	0.25mi	3/1.0 (+1)	1,182 (+9%)	8mo	$37,000	$31	61
2 Vibernum Dr	0.23mi	2/1.0	924 (-14%)	10mo	$26,000	$28	57
52 Waterview Pkwy	0.17mi	3/2.0 (+1)	924 (-14%)	3mo	$65,000	$70	57
69 S Eaglecrest Dr	0.55mi	2/2.0	994 (-8%)	3mo	$52,500	$53	55
41 S Roxbury Dr	0.22mi	3/2.0 (+1)	924 (-14%)	3mo	$40,000	$43	54
32 Brookridge Dr	0.45mi	2/1.0	924 (-14%)	2mo	$37,250	$40	54
10 Vibernum Dr	0.23mi	3/1.0 (+1)	924 (-14%)	10mo	$23,500	$25	51
50 S Roxbury Dr	0.31mi	3/2.0 (+1)	924 (-14%)	6mo	$84,900	$92	47
38 Foster Ridge Dr	0.47mi	3/1.0 (+1)	1,218 (+13%)	10mo	$68,000	$56	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 80.9%
• Equity multiple: 4.84×
• Total profit: $53,637
• Equity at exit: $7,440

10-year hold

• IRR: 84.8%
• Equity multiple: 10.83×
• Total profit: $137,297
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $911

Break-even live

Break-even rent $459

Max offer price $49,900

Occupancy floor 38%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3580 Sowles Rd Hamburg, NY	2.0	1.0	850	$1,450	$1.71	2d	1	1.10mi
4819 Southwestern Blvd Hamburg, NY	2.0	2.0	1170	$2,055	$1.76	2d	1	1.24mi
4600 Southwestern Blvd Hamburg, NY	1.0–2.0	1.0	725	$1,750	$2.41	2d	13	1.46mi

Listing history 10 events

1. 2026-04-21
   status Pending
2. 2026-02-15
   price $49,900
3. 2026-02-03
   price $54,900
4. 2025-12-04
   listed $59,000 Active
5. 2023-12-01
   soldstatus $59,000 Closed Sale or Rented 759-char remark

   Show marketing remark (759 chars)

   Outstanding 2 bedroom mobile home with 24 x 7 tip out that makes for spacious ranch style living. Kitchen has lovely cabinets & counter space along with stove, refrigerator, dishwasher & disposal that stay. Kitchen adjoins family room with floor to ceiling windows bringing in loads of natural light. The area rugs and remote controlled drapes stay. Enclosed covered deck, swing, wall mounted tv, washer & dryer also included. Small bedroom with large closet, desk & dresser can also stay. Master bedroom with 2 closets, TV stays - King Size furniture - No Problem. 1 car attached garage with work bench & good storage. Metal roof 2 years old, hot water tank 2 months old. Portable generator stays. Backs to woods. One of a kind.

6. 2023-10-10
   status Under Contract- Do Not Show 759-char remark

   Show marketing remark (759 chars)

   Outstanding 2 bedroom mobile home with 24 x 7 tip out that makes for spacious ranch style living. Kitchen has lovely cabinets & counter space along with stove, refrigerator, dishwasher & disposal that stay. Kitchen adjoins family room with floor to ceiling windows bringing in loads of natural light. The area rugs and remote controlled drapes stay. Enclosed covered deck, swing, wall mounted tv, washer & dryer also included. Small bedroom with large closet, desk & dresser can also stay. Master bedroom with 2 closets, TV stays - King Size furniture - No Problem. 1 car attached garage with work bench & good storage. Metal roof 2 years old, hot water tank 2 months old. Portable generator stays. Backs to woods. One of a kind.

7. 2023-09-08
   price $59,000 759-char remark

   Show marketing remark (759 chars)

   Outstanding 2 bedroom mobile home with 24 x 7 tip out that makes for spacious ranch style living. Kitchen has lovely cabinets & counter space along with stove, refrigerator, dishwasher & disposal that stay. Kitchen adjoins family room with floor to ceiling windows bringing in loads of natural light. The area rugs and remote controlled drapes stay. Enclosed covered deck, swing, wall mounted tv, washer & dryer also included. Small bedroom with large closet, desk & dresser can also stay. Master bedroom with 2 closets, TV stays - King Size furniture - No Problem. 1 car attached garage with work bench & good storage. Metal roof 2 years old, hot water tank 2 months old. Portable generator stays. Backs to woods. One of a kind.

8. 2023-08-02
   status Active 759-char remark

   Show marketing remark (759 chars)

   Outstanding 2 bedroom mobile home with 24 x 7 tip out that makes for spacious ranch style living. Kitchen has lovely cabinets & counter space along with stove, refrigerator, dishwasher & disposal that stay. Kitchen adjoins family room with floor to ceiling windows bringing in loads of natural light. The area rugs and remote controlled drapes stay. Enclosed covered deck, swing, wall mounted tv, washer & dryer also included. Small bedroom with large closet, desk & dresser can also stay. Master bedroom with 2 closets, TV stays - King Size furniture - No Problem. 1 car attached garage with work bench & good storage. Metal roof 2 years old, hot water tank 2 months old. Portable generator stays. Backs to woods. One of a kind.

9. 2023-06-09
   status Pending Sale 759-char remark

   Show marketing remark (759 chars)

   Outstanding 2 bedroom mobile home with 24 x 7 tip out that makes for spacious ranch style living. Kitchen has lovely cabinets & counter space along with stove, refrigerator, dishwasher & disposal that stay. Kitchen adjoins family room with floor to ceiling windows bringing in loads of natural light. The area rugs and remote controlled drapes stay. Enclosed covered deck, swing, wall mounted tv, washer & dryer also included. Small bedroom with large closet, desk & dresser can also stay. Master bedroom with 2 closets, TV stays - King Size furniture - No Problem. 1 car attached garage with work bench & good storage. Metal roof 2 years old, hot water tank 2 months old. Portable generator stays. Backs to woods. One of a kind.

10. 2023-06-09
    listed $68,000 Active 759-char remark

    Show marketing remark (759 chars)

    Outstanding 2 bedroom mobile home with 24 x 7 tip out that makes for spacious ranch style living. Kitchen has lovely cabinets & counter space along with stove, refrigerator, dishwasher & disposal that stay. Kitchen adjoins family room with floor to ceiling windows bringing in loads of natural light. The area rugs and remote controlled drapes stay. Enclosed covered deck, swing, wall mounted tv, washer & dryer also included. Small bedroom with large closet, desk & dresser can also stay. Master bedroom with 2 closets, TV stays - King Size furniture - No Problem. 1 car attached garage with work bench & good storage. Metal roof 2 years old, hot water tank 2 months old. Portable generator stays. Backs to woods. One of a kind.

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,349
• − Mortgage interest: −$2,795
• − Property taxes: −$964
• − Insurance: −$250
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$1,452
• Taxable income: $10,793
• Est. tax owed @ 24.0%: −$2,590
• After-tax cash flow: $8,342/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 — Wanakah

• Score: 69/100
• State rank: #508
• US rank: #8972

Category grades

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

-26.6% since first listed

10 events — show timeline

• 2026-04-21 Pending — WNYREIS
• 2026-02-15 Price Changed $49,900 WNYREIS
• 2026-02-03 Price Changed $54,900 WNYREIS
• 2025-12-04 Listed $59,000 WNYREIS
• 2023-12-01 Sold (MLS) $59,000 WNYREIS
• 2023-10-10 Pending — WNYREIS
• 2023-09-08 Price Changed $59,000 WNYREIS
• 2023-08-02 Relisted — WNYREIS
• 2023-06-09 Pending — WNYREIS
• 2023-06-09 Listed $68,000 WNYREIS

Property tax history

+4.1%/yr

Latest (2025): $964 · +0.4% YoY. Source: county tax records.