67 W Canyon Dr · Blasdell, NY 14075

$59,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 17 Days on market

Built 1987 Est $46k · 29% 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 +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Best Value on the Market! 2 bedroom 2 bath double wide - spacious living. Chef's kitchen with newer appliances that stay. Family room and bedrooms with newer gray wall to wall carpeting. All new windows, 6 new doors, new blinds, furnace and central air 2 years - Hot water tank 3 years. Both remodeled baths have walk in showers. Primary bedroom with ensuite & walk in closet. Garage with 2 openers and screen for garage door. Bonus room heated & could be office/den/flex space. Parking on driveway for 4 cars. 2 Ring doorbells- 1 will stay plus 2 security cameras - Always on & recording. Sprinkler system, huge deck for R & R & has recently been stained. Many extra's

Key facts

• Ensuite
• Newer appliances
• Walk in showers

Tags

• CHEF'S KITCHEN
• NEWER APPLIANCES
• REMODELED BATHS
• WALK IN SHOWERS
• ENSUITE
• WALK IN CLOSET

Property features AI

Finance

• Financial info: Land lease (reported)

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Security: Owned security system
• Utilities: Public water (connected); Sewer connected; Cable available; Circuit breaker electrical system
• Home design: Single-story residence; Double-wide body type (manufactured/mobile home); Resale property; Asphalt roof; Vinyl siding; Copper plumbing; Property faces a city street; Rectangular residential lot (approx. 40 x 110)
• Construction: Vinyl siding construction; Asphalt roof; Copper plumbing
• Exterior features: Concrete driveway; Deck; Automatic sprinkler/irrigation; Shed(s) and additional storage; Security system (owned)

Interior

• Kitchen: Built-in refrigerator; Dishwasher; Gas oven; Gas range; Microwave; Eat-in kitchen with breakfast bar
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: No stairs (accessible); Breakfast bar; Ceiling fan(s); Entrance foyer; Eat-in kitchen; Combined living/dining room; Storage; Natural woodwork; Bedroom on main level; Main level primary
• Laundry & utility: Main-level laundry with accessible utilities; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $842 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 4.5% in Blasdell — 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 (#643 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities 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; 5 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 $408 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $58,115 (1.5% below list)

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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.70% ✓
• Cap rate: 23.41%
• Cash-on-cash: 61.14%
• DSCR: 3.72
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $45,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Brush Dr	0.20mi	3/2.0 (+1)	1,066 (+0%)	4mo	$93,500	$88	82
17 Rippleway Dr	0.35mi	3/1.0 (+1)	1,036 (-3%)	1mo	$28,000	$27	69
69 S Eaglecrest Dr	0.39mi	2/2.0	994 (-7%)	3mo	$52,500	$53	68
2 Vibernum Dr	0.04mi	2/1.0	924 (-13%)	10mo	$26,000	$28	64
41 S Roxbury Dr	0.22mi	3/2.0 (+1)	924 (-13%)	3mo	$40,000	$43	60
32 Brookridge Dr	0.31mi	2/1.0	924 (-13%)	2mo	$37,250	$40	58
10 Vibernum Dr	0.05mi	3/1.0 (+1)	924 (-13%)	10mo	$23,500	$25	58
52 Waterview Pkwy	0.28mi	3/2.0 (+1)	924 (-13%)	3mo	$65,000	$70	58
32 Waterview Pkwy	0.24mi	2/1.0	936 (-12%)	8mo	$25,000	$27	58
50 S Roxbury Dr	0.32mi	3/2.0 (+1)	924 (-13%)	6mo	$84,900	$92	53
147 E Canyon Dr	0.29mi	3/1.0 (+1)	1,182 (+11%)	8mo	$37,000	$31	52
38 Foster Ridge Dr	0.27mi	3/1.0 (+1)	1,218 (+14%)	10mo	$68,000	$56	45

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: 62.5%
• Equity multiple: 3.89×
• Total profit: $47,699
• Equity at exit: $8,797

10-year hold

• IRR: 67.8%
• Equity multiple: 8.64×
• Total profit: $126,234
• Equity at exit: $5,101

Cash invested: $16,520 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$309
• Tax from tax record: −$83 /mo · $997/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $842

Break-even live

Break-even rent $528

Max offer price $59,000

Occupancy floor 42%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3580 Sowles Rd Hamburg, NY	2.0	1.0	850	$1,450	$1.71	1d	1	1.21mi
4819 Southwestern Blvd Hamburg, NY	2.0	2.0	1170	$2,055	$1.76	1d	1	1.23mi
4600 Southwestern Blvd Hamburg, NY	1.0–2.0	1.0	725	$1,750	$2.41	1d	13	1.32mi
4779 S Park Ave Hamburg, NY	2.0	2.0–2.5	1287	$1,875	$1.46	1d	3	1.48mi
4591 Southwestern Blvd Hamburg, NY	1.0–2.0	1.0	737	$1,415	$1.92	1d	12	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $59,000 Active 17 DOM
2. 2026-06-17
   days on market $59,000 Active 16 DOM
3. 2026-06-16
   days on market $59,000 Active 15 DOM
4. 2026-06-15
   days on market $59,000 Active 14 DOM
5. 2026-06-13
   days on market $59,000 Active 12 DOM
6. 2026-06-10
   days on market $59,000 Active 9 DOM
7. 2026-06-09
   days on market $59,000 Active 8 DOM
8. 2026-06-08
   days on market $59,000 Active 7 DOM
9. 2026-06-07
   days on market $59,000 Active 6 DOM
10. 2026-06-05
    days on market $59,000 Active 3 DOM
11. 2026-06-03
    days on market $59,000 Active 2 DOM
12. 2026-06-02
    remarks 679-char remark
13. 2026-06-02
    listed $59,000 Active 1 DOM

ⓘ 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: $997 · $83/mo
• Projected year-2 tax: $997 · $83/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: $19,121
• − Mortgage interest: −$3,305
• − Property taxes: −$997
• − Insurance: −$295
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$1,716
• Taxable income: $9,748
• Est. tax owed @ 24.0%: −$2,340
• After-tax cash flow: $7,761/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 — Blasdell

• Score: 66/100
• State rank: #643
• US rank: #12059

Category grades

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

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

+18.2% since first listed

3 events — show timeline

• 2026-06-01 Listed $59,000 WNYREIS
• 2023-01-24 Listing Removed — WNYREIS
• 2023-01-17 Listed $49,900 WNYREIS

Property tax history

+2.7%/yr

Latest (2025): $997 · +3.9% YoY. Source: county tax records.