21 Golden Pond · Akron, NY 14001

$54,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 7 Days on market

Built 1986 4,356 sqft lot Est $66k · 17% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy living in the highly sought-after Golden Pond Estates community! This charming 3-bedroom, 2 full bath mobile home offers comfort, space, and convenience all in one. Step inside to a spacious great room filled with natural light—perfect for relaxing or entertaining. The thoughtful layout provides privacy with a primary suite and two additional bedrooms, ideal for guests, a home office, or hobbies. Enjoy peace of mind with a new furnace (2024) and a newer hot water tank, adding efficiency and value. The screened-in porch is a true highlight—perfect for morning coffee, quiet evenings, or enjoying the outdoors without the bugs. Whether you’re looking to downsiz

Key facts

• New furnace
• Spacious great room
• Screened-in porch

Tags

• SPACIOUS GREAT ROOM
• PRIMARY SUITE
• SCREENED-IN PORCH
• NEW FURNACE
• NEWER HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 18.0% vs local median 2.4% in Akron — 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 74/100 on livability (#297 in NY, #4,809 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: employment D+, amenities F, commute F.
• Akron Central School District (town): math 56% / reading 58% proficiency, ranked #272 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 85 active listings in the ZIP; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $54,900

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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.11% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.84%
• DSCR: 2.86
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $66,144
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Golden Pond	0.02mi	3/2.0	1,213 (-3%)	2mo	$52,000	$43	93
100 Golden Pond Est Blvd	0.29mi	3/2.0	1,326 (+6%)	1mo	$57,000	$43	76
79 Golden Pond	0.29mi	3/2.0	1,326 (+6%)	3mo	$94,900	$72	74
44 Golden Pond	0.02mi	2/1.5 (-1)	1,188 (-5%)	14mo	$90,000	$76	73
62 Golden Pond Pkwy	0.02mi	3/2.0	1,352 (+8%)	16mo	$70,000	$52	72
9 Thistle Down	0.18mi	3/2.0	1,100 (-12%)	5mo	$54,000	$49	68
44 Belmont Rd	0.25mi	2/1.5 (-1)	1,230 (-1%)	21mo	$82,900	$67	62
71 Golden Pond	0.29mi	3/2.0	1,404 (+12%)	12mo	$75,000	$53	56
165 Golden Pond	0.29mi	2/2.0 (-1)	1,372 (+10%)	15mo	$79,900	$58	53

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: 38.5%
• Equity multiple: 2.64×
• Total profit: $25,255
• Equity at exit: $8,186

10-year hold

• IRR: 45.0%
• Equity multiple: 5.29×
• Total profit: $66,014
• 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 14001

• Home prices YoY: -7.1%
• Active inventory: 85
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $536

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 49%

Sensitivity live

Price	-10% $574	-5% $555	+0% $536	+5% $517	+10% $498
Rent	-10% $444	-5% $490	+0% $536	+5% $582	+10% $627
Rate	-1.0pp $564	-0.5pp $550	base $536	+0.5pp $522	+1.0pp $507

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 2 events

1. 2026-03-25
   status Pending
2. 2026-03-18
   listed $54,900 Active

ⓘ 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: $13,904
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$1,597
• Taxable income: $5,909
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $5,013/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: Akron Central School District
• NCES district ID: 3602430
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $56,769
• Composite: 49.23/100
• National rank: #2035
• State rank: #272 of 590 in NY

Livability — Akron

• Score: 74/100
• State rank: #297
• US rank: #4809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,122

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 21% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -24.68%
• Current HPI: 322.1897
• 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

2 events — show timeline

• 2026-03-25 Pending — WNYREIS
• 2026-03-18 Listed $54,900 WNYREIS

Property tax history

-1.7%/yr

Latest (2025): $96 · +0.0% YoY. Source: county tax records.