1066 Karen Dr · Angola on the Lake, NY 14006

$32,900

2 bd · 1.0 ba · 840 sqft · Manufactured · 68 Days on market

Built 1975 Good condition $39/sqft · 18% above area Est $28k · 18% over

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Why this score? — see what drove the C+ 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 +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready, nicely remodeled 2 bedroom, new carport(to be installed), entry steps, storm door, hot water tank. Spacious front living room, coat closet, open to eat in kitchen, small raised breakfast bar, pantry cabinet, new countertops, stainless steel double bowl sink. New vinyl plank flooring, new carpeting. Modern bath with large vanity, his and hers sinks, tub/shower. Back bedroom has large closet, smaller bedroom has a built in dresser. Laundry area with overhead cabinets, hookups for washer and electric dryer. Located on a wooded lot, well maintained community. Includes storage shed. Star tax credit eligible.

Key facts

• Hot water tank
• New carport
• Storm door

Tags

• NEW CARPORT
• ENTRY STEPS
• STORM DOOR
• HOT WATER TANK
• SPACIOUS FRONT LIVING ROOM
• COAT CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $33k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,000 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: employment D, amenities F, commute F.
• Evans-Brant Central School District (Lake Shore) (suburban): math 43% / reading 51% proficiency, ranked #424 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Highland Elementary School (math 52% / reading 62%, grade C+, #842 of 2,108 statewide, top 43%, 356 students, 42% FRL); William G Houston Middle School (math 15% / reading 43%, grade F, #566 of 729 statewide, top 78%, 503 students, 0% FRL); Lake Shore Senior High School (math 92% / reading 95%, grade A+, #131 of 1,100 statewide, top 13%, 671 students, 47% FRL).
• Zoned-school proficiency averages 60% at this address vs 47% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Evans-Brant Central School District (Lake Shore) average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $227 of loan paydown is wiped out by about $987 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Recommended offer $30,926 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 3.34% ✓
• Cap rate: 29.70%
• Cash-on-cash: 83.58%
• DSCR: 4.72
• GRM: 2.5

CMA / ARV

• ARV (median comp): $27,936
• List price: $32,900
• Delta: 17.77%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1048 Karen Dr	0.01mi	2/1.0	840 (0%)	7mo	$13,900	$17	94
1093 Michael Dr	0.16mi	2/1.0	840 (0%)	8mo	$29,900	$36	85
1072 Karen Dr	0.01mi	2/1.0	896 (+7%)	10mo	$27,900	$31	80
8135 Amy Jenn Dr	0.06mi	2/1.0	784 (-7%)	17mo	$17,000	$22	72
8165 Colleen Ct	0.07mi	2/1.0	780 (-7%)	21mo	$19,900	$26	67
1070 Creekside Dr	0.34mi	2/1.0	792 (-6%)	9mo	$29,900	$38	67
1105 Michael Dr	0.20mi	2/1.0	924 (+10%)	13mo	$29,900	$32	63
1101 Brookwood Dr	0.41mi	2/1.0	768 (-9%)	9mo	$17,500	$23	59
1100 Brookwood	0.44mi	2/1.0	924 (+10%)	11mo	$25,000	$27	54
1088 Northwood Dr	0.40mi	2/1.0	924 (+10%)	17mo	$39,900	$43	51
1079 Creekside Dr	0.37mi	2/1.5	918 (+9%)	21mo	$29,900	$33	48
1107 Brookwood Dr	0.42mi	2/2.0	952 (+13%)	10mo	$39,900	$42	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.9%
• Equity multiple: 4.86×
• Total profit: $35,551
• Equity at exit: $4,905

10-year hold

• IRR: 87.2%
• Equity multiple: 10.08×
• Total profit: $83,647
• Equity at exit: $2,845

Cash invested: $9,212 (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 14006

• Home prices YoY: -16.8%
• Active inventory: 102
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $494/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $642

Break-even live

Break-even rent $288

Max offer price $32,900

Occupancy floor 37%

Sensitivity live

Price	-10% $664	-5% $653	+0% $642	+5% $630	+10% $619
Rent	-10% $555	-5% $598	+0% $642	+5% $685	+10% $729
Rate	-1.0pp $658	-0.5pp $650	base $642	+0.5pp $633	+1.0pp $624

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Orchard Ave Unit 1 Angola, NY	1.0	1.0	900	$1,100	$1.22	45d	1	1.37mi

Listing history 17 events

1. 2026-06-21
   days on market $32,900 Active 68 DOM
2. 2026-06-21
   days on market $32,900 Active 67 DOM
3. 2026-06-18
   days on market $32,900 Active 65 DOM
4. 2026-06-17
   days on market $32,900 Active 64 DOM
5. 2026-06-16
   days on market $32,900 Active 63 DOM
6. 2026-06-15
   days on market $32,900 Active 62 DOM
7. 2026-06-13
   days on market $32,900 Active 60 DOM
8. 2026-06-12
   days on market $32,900 Active 59 DOM
9. 2026-06-09
   days on market $32,900 Active 56 DOM
10. 2026-06-08
    days on market $32,900 Active 55 DOM
11. 2026-06-07
    days on market $32,900 Active 54 DOM
12. 2026-06-07
    days on market $32,900 Active 53 DOM
13. 2026-06-04
    days on market $32,900 Active 50 DOM
14. 2026-06-02
    days on market $32,900 Active 49 DOM
15. 2026-06-01
    days on market $32,900 Active 48 DOM
16. 2026-05-31
    days on market $32,900 Active 47 DOM
17. 2026-04-14
    listed $32,900 Active 625-char remark

    Show marketing remark (625 chars)

    Move in ready, nicely remodeled 2 bedroom, new carport(to be installed), entry steps, storm door, hot water tank. Spacious front living room, coat closet, open to eat in kitchen, small raised breakfast bar, pantry cabinet, new countertops, stainless steel double bowl sink. New vinyl plank flooring, new carpeting. Modern bath with large vanity, his and hers sinks, tub/shower. Back bedroom has large closet, smaller bedroom has a built in dresser. Laundry area with overhead cabinets, hookups for washer and electric dryer. Located on a wooded lot, well maintained community. Includes storage shed. Star tax credit eligible.

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

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$1,843
• − Property taxes: −$494
• − Insurance: −$164
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$957
• Taxable income: $7,630
• Est. tax owed @ 24.0%: −$1,831
• After-tax cash flow: $5,868/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 · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home is move-in ready with recent renovations and improvements, including new flooring, kitchen, and bathroom, and is located in a well-maintained community.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental.
• Both Carport installation — Improves functionality and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Carport installation — Improves functionality and adds value for both resale and rental. ↑

ⓘ 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: Evans-Brant Central School District (Lake Shore)
• NCES district ID: 3616560
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $56,433
• Composite: 40.89/100
• National rank: #3619
• State rank: #424 of 590 in NY

Livability — Angola on the Lake

• Score: 60/100
• State rank: #1000
• US rank: #19506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,354

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 3% Black 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 16% Italian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▼ -80.95%
• Current HPI: 401.7461
• 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

• 2026-04-14 Listed $32,900 WNYREIS