11 Brookridge Dr · Blasdell, NY 14075

$65,000

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 7 Days on market

Built 1989 Est $76k · 14% under

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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
• ARV discount +13.9/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

Key facts

• Full ensuite
• Large back deck
• Extra-wide driveway

Tags

• FULL ENSUITE
• SLIDING GLASS DOOR
• SECLUDED BACK DECK
• LARGE BACK DECK
• EXTRA-WIDE DRIVEWAY

Property features AI

Finance

• HOA & community: Land lease: $870

Exterior

• Parking: Attached garage with garage door opener; Driveway parking; Approximately 1.5 garage spaces
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story (1 story); Double-wide mobile home; Resale condition; Pillar/post/pier foundation
• Construction: Vinyl siding; Existing construction
• Exterior features: Concrete driveway; Deck; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator; Country-style kitchen
• Bedrooms: 2 main-level bedrooms; Main level primary bedroom
• Flooring: Laminate; Tile; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal living room; Country kitchen; Sliding glass door(s)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $870 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 22.4% 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; 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 $449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $20k; list at $65k implies a 225% gain — meaningful room to come down on a strong offer.

Recommended offer $65,000

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 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: 2.58% ✓
• Cap rate: 22.36%
• Cash-on-cash: 57.39%
• DSCR: 3.55
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $75,712
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Brookridge Dr	0.10mi	3/2.0 (+1)	1,456 (0%)	7mo	$75,000	$52	85
54 N Eaglecrest Dr	0.11mi	3/2.0 (+1)	1,456 (0%)	7mo	$95,000	$65	84
28 N Eaglecrest Dr	0.15mi	3/2.0 (+1)	1,456 (0%)	8mo	$80,000	$55	82
74 Waterview Pkwy	0.30mi	2/1.0	1,452 (-0%)	5mo	$80,000	$55	77
68 S Eaglecrest Dr	0.10mi	3/2.0 (+1)	1,456 (0%)	17mo	$47,100	$32	76
37 Brookridge Dr	0.08mi	3/2.0 (+1)	1,352 (-7%)	8mo	$77,700	$57	73
15 Waterview Pkwy	0.30mi	3/2.0 (+1)	1,456 (0%)	14mo	$54,900	$38	70
38 Highridge Ter	0.30mi	2/2.0	1,392 (-4%)	16mo	$48,500	$35	65
47 Waterview Pkwy	0.36mi	2/1.0	1,350 (-7%)	13mo	$70,000	$52	57
1 N Roxbury Dr	0.35mi	3/2.0 (+1)	1,372 (-6%)	17mo	$48,000	$35	55
24 W Canyon Dr	0.45mi	3/2.0 (+1)	1,352 (-7%)	15mo	$103,000	$76	50
7 Jean Dr	0.32mi	3/2.0 (+1)	1,274 (-12%)	16mo	$55,000	$43	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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 58.4%
• Equity multiple: 3.68×
• Total profit: $48,755
• Equity at exit: $9,692

10-year hold

• IRR: 64.0%
• Equity multiple: 8.16×
• Total profit: $130,350
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $870

Break-even live

Break-even rent $577

Max offer price $65,000

Occupancy floor 43%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4819 Southwestern Blvd Hamburg, NY	2.0	2.0	1170	$2,055	$1.76	1d	1	0.93mi
4591 Southwestern Blvd Hamburg, NY	1.0–2.0	1.0	737	$1,415	$1.92	1d	12	1.15mi
4779 S Park Ave Hamburg, NY	2.0	2.0–2.5	1287	$1,875	$1.46	1d	3	1.21mi

Listing history 15 events

1. 2026-06-05
   status $65,000 Pending 7 DOM
2. 2026-06-03
   days on market $65,000 Active 7 DOM
3. 2026-06-02
   days on market $65,000 Active 6 DOM
4. 2026-06-01
   days on market $65,000 Active 5 DOM
5. 2026-05-31
   days on market $65,000 Active 4 DOM
6. 2026-05-27
   listed $65,000 Active
7. 2016-05-12
   soldstatus $20,000 Closed Sale or Rented 328-char remark

   Show marketing remark (328 chars)

   NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

8. 2016-03-24
   status Pending Sale 328-char remark

   Show marketing remark (328 chars)

   NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

9. 2016-02-15
   status Active 328-char remark

   Show marketing remark (328 chars)

   NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

10. 2016-01-29
    status Pending Sale 328-char remark

    Show marketing remark (328 chars)

    NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

11. 2015-10-15
    price $25,000 328-char remark

    Show marketing remark (328 chars)

    NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

12. 2015-10-05
    price $30,000 328-char remark

    Show marketing remark (328 chars)

    NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

13. 2015-09-03
    price $34,900 328-char remark

    Show marketing remark (328 chars)

    NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

14. 2015-05-28
    price $39,900 328-char remark

    Show marketing remark (328 chars)

    NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

15. 2015-05-13
    listed $43,900 Active 328-char remark

    Show marketing remark (328 chars)

    NICELY MAINTAINED 2 BEDROOM & 2 FULL BATH DOUBLE WIDE HOME - SPACIOUS LIVING ROOM - MASTER BEDROOM FEATURES A MASTER BATH WITH GARDEN TUB & WALK IN SHOWER - 2ND BEDROOM HAS SLIDING DOORS TO FULL SIZE REAR DECK - GARAGE WITH WORKSHOP AREA & EXTRA WIDE DRIVEWAY ALLOWS PLENTY OF OFF STREET PARKING - PETS ALLOWED

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$20/yr (+$2/mo · 1.9%)

ⓘ 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 ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,151
• − Mortgage interest: −$3,641
• − Property taxes: −$1,058
• − Insurance: −$325
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$1,891
• Taxable income: $10,012
• Est. tax owed @ 24.0%: −$2,403
• After-tax cash flow: $8,043/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

+48.1% since first listed

10 events — show timeline

• 2026-05-27 Listed $65,000 WNYREIS
• 2016-05-12 Sold (MLS) $20,000 WNYREIS
• 2016-03-24 Pending — WNYREIS
• 2016-02-15 Relisted — WNYREIS
• 2016-01-29 Pending — WNYREIS
• 2015-10-15 Price Changed $25,000 WNYREIS
• 2015-10-05 Price Changed $30,000 WNYREIS
• 2015-09-03 Price Changed $34,900 WNYREIS
• 2015-05-28 Price Changed $39,900 WNYREIS
• 2015-05-13 Listed $43,900 WNYREIS

Property tax history

+2.6%/yr

Latest (2025): $1,058 · +3.7% YoY. Source: county tax records.