Is 55 Aspen St in Akron, NY a good investment?

CashFlowRE grades it B- with a 21.2% cap rate and $648/mo modeled cash flow at a $52,000 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 55 Aspen St?

The modeled cap rate is 21.2% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,275/month, from CashFlowRE's rent model.

B- Composite 66.64

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 +22.5/30.0
ARV discount +15.0/15.0
1% rule +7.5/10.0
DSCR +7.5/10.0
Schools +7.5/10.0
Condition / age +3.8/5.0
Livability +3.7/5.0
Appreciation +2.5/10.0
Rent growth +2.5/5.0
Manufactured-home adj. -5.8

$52,000

55 Aspen St · Akron, NY 14001

2 bd · 1.5 ba · 925 sqft · Manufactured · 36 Days on market

Manufactured home 55+ age-restricted Built 1977 Good condition Garage $56/sqft · 28% below area Est $72k · 28% under ↓ 5% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to this beautifully maintained manufactured home offering modern comfort and low-maintenance living. This home features a spacious open floor plan with a bright living area, a well-appointed kitchen with ample cabinetry, and a dining space perfect for everyday living or entertaining. Enjoy stylish finishes throughout including a fireplace, a jacuzzi bathtub and plenty of storage space behind the attached garage. Under-trailer spray foam insulation for efficiency and comfort. Situated in a desirable 55+ community that allow people 40+ years of age to move in, this move-in ready home is ideal for those seeking affordability without sacrificing quality.

Key facts

Open floor plan
Attached garage
Garage

What this means for you Summary

Snapshot

This is a 2-bed/1.5-bath manufactured listed at $52k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $648 ($8k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $52k).
Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
Cap rate 21.2% vs local median 4.4% 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+, crime A; Watch: employment D+, amenities F, commute F.
Clarence Central School District (suburban): math 70% / reading 76% proficiency, ranked #94 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
Zoned schools: Ledgeview Elementary School (math 70% / reading 82%, grade A, #285 of 2,108 statewide, top 14%, 473 students, 10% FRL); Clarence Middle School (math 47% / reading 73%, grade B, #157 of 729 statewide, top 22%, 972 students, 18% FRL); Clarence Senior High School (math 100% / reading 77%, grade A, #299 of 1,100 statewide, top 27%, 1,284 students, 17% FRL).
Market conditions: 108 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 $360 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

It's been on market 36 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
3 sale attempts 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 $50,440 (3.0% below list)

Questions for the listing agent

It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 2.45% ✓
Cap rate: 21.25%
Cash-on-cash: 53.42%
DSCR: 3.38
GRM: 3.4

CMA / ARV

ARV (median comp): $72,000
List price: $52,000
Delta: -25.14%
Verdict: UNDERPRICED
Comps: 3 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Aspen St	0.07mi	2/2.0	924 (-0%)	1mo	$28,000	$30	94
26 Quarry Hl	0.09mi	2/1.0	910 (-2%)	0mo	$18,000	$20	91
126 Holly St	0.15mi	3/1.0 (+1)	910 (-2%)	2mo	$51,000	$56	82
136 Quarry Hill Ests	0.17mi	2/2.0	1,000 (+8%)	3mo	$72,000	$72	74
181 Quarry Hl	0.15mi	2/1.0	980 (+6%)	13mo	$38,900	$40	71
110 Quarry Hl	0.19mi	2/1.5	980 (+6%)	15mo	$12,500	$13	68
59 Aspen	0.02mi	3/2.0 (+1)	1,056 (+14%)	0mo	$65,000	$62	68
182 Quarry Hill Ests	0.15mi	3/2.0 (+1)	1,056 (+14%)	11mo	$77,000	$73	53
—	0.03mi	3/2.0 (+1)	1,056 (+14%)	24mo	$60,000	$57	48

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: 51.5%
Equity multiple: 3.26×
Total profit: $32,871
Equity at exit: $7,753

10-year hold

IRR: 56.9%
Equity multiple: 6.62×
Total profit: $81,854
Equity at exit: $4,496

Cash invested: $14,560 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 6 active · 4 under contract
Months of supply: 7.2 mo (14%/mo absorbed)
Median asking: $35,950 ($36/sqft)
Median days on market: 71 d
This list price: 83% of active listings are priced below it
ARV vs active asking: +114.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 14001

Home prices YoY: -7.1%
Active inventory: 108
Price-to-rent: 3.4×

Monthly cashflow live

Estimated rent: $1,275 medium interval (Pro) →
Mortgage (P&I): −$273
Tax est. 1.5%: −$65 /mo · $780/yr
Insurance: −$22
HOA: −$0
Lot rent leased land?: −$0
Vacancy / Maint / Mgmt: −$268
Net cashflow: $648

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 44%

Sensitivity live

Price	-10% $684	-5% $666	+0% $648	+5% $630	+10% $612
Rent	-10% $547	-5% $598	+0% $648	+5% $698	+10% $749
Rate	-1.0pp $674	-0.5pp $661	base $648	+0.5pp $635	+1.0pp $621

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: $13,000
Closing costs: $1,560
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Financial info: Monthly land lease: $680

Exterior

Parking: Attached garageApproximately 1.5 garage spaces
Utilities: Public water connectedSewer connected
Home design: Single-story (1 story)Double-wide mobile homeResale property
Construction: Aluminum sidingVinyl sidingAsphalt and metal roofing
Exterior features: Stamped concrete drivewayRectangular lotPrivate road frontage

Interior

Kitchen: DishwasherGas cooktopMicrowaveRefrigeratorKitchen islandEat-in kitchen
Bedrooms: Two main-level bedrooms
Flooring: CarpetTileVinylVaried flooring
Bathrooms: One full bathroomOne half bathroomTwo main-level bathrooms
Heating & cooling: Gas forced-air heatingCentral air conditioning
Interior features: Eat-in kitchen with islandKitchen open to family roomStorage spacePrimary suite on main levelBedroom on main levelMain level primary
Laundry & utility: WasherDryerMain level laundry

Listing history 50 events

2026-08-05

days on market $52,000 Active 36 DOM
2026-08-04

days on market $52,000 Active 35 DOM
2026-08-03

days on market $52,000 Active 34 DOM
2026-07-31

days on market $52,000 Active 31 DOM
2026-07-30

days on market $52,000 Active 29 DOM
2026-07-28

days on market $52,000 Active 28 DOM
2026-07-26

days on market $52,000 Active 26 DOM
2026-07-24

days on market $52,000 Active 24 DOM
2026-07-23

days on market $52,000 Active 23 DOM
2026-07-22

days on market $52,000 Active 22 DOM
2026-07-21

pricedays on market $52,000 Active 21 DOM
2026-07-20

days on market $52,500 Active 20 DOM
2026-07-18

days on market $52,500 Active 18 DOM
2026-07-18

days on market $52,500 Active 17 DOM
2026-07-16

days on market $52,500 Active 16 DOM
2026-07-15

days on market $52,500 Active 15 DOM
2026-07-14

days on market $52,500 Active 14 DOM
2026-07-13

days on market $52,500 Active 13 DOM
2026-07-13

days on market $52,500 Active 12 DOM
2026-07-11

days on market $52,500 Active 11 DOM
2026-07-10

days on market $52,500 Active 10 DOM
2026-07-09

days on market $52,500 Active 9 DOM
2026-07-07

days on market $52,500 Active 7 DOM
2026-07-06

days on market $52,500 Active 6 DOM
2026-07-05

days on market $52,500 Active 5 DOM
2026-07-03

days on market $52,500 Active 3 DOM
2026-07-02

days on market $52,500 Active 2 DOM
2026-06-30

pricedays on marketlisting id $52,500 Active 1 DOM
2026-06-29

days on market $53,900 Active 91 DOM
2026-06-28

days on market $53,900 Active 90 DOM
2026-06-27

days on market $53,900 Active 89 DOM
2026-06-27

days on market $53,900 Active 88 DOM
2026-06-25

days on market $53,900 Active 86 DOM
2026-06-22

days on market $53,900 Active 84 DOM
2026-06-21

pricedays on market $53,900 Active 83 DOM
2026-06-18

days on market $54,400 Active 80 DOM
2026-06-17

days on market $54,400 Active 79 DOM
2026-06-16

days on market $54,400 Active 78 DOM
2026-06-15

days on market $54,400 Active 77 DOM
2026-06-13

days on market $54,400 Active 75 DOM
2026-06-13

pricedays on market $54,400 Active 74 DOM
2026-06-10

days on market $54,900 Active 72 DOM
2026-06-09

days on market $54,900 Active 71 DOM
2026-06-08

days on market $54,900 Active 70 DOM
2026-06-07

days on market $54,900 Active 69 DOM
2026-06-03

days on market $54,900 Active 65 DOM
2026-06-02

days on market $54,900 Active 64 DOM
2026-06-01

days on market $54,900 Active 63 DOM
2026-05-31

days on market $54,900 Active 62 DOM
2026-03-30

listed $54,900 Active 682-char remark

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

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 · 15 d/yr by 30 yrs out
💨 Wind 1/10 Low
🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $15,303
− Mortgage interest: −$2,913
− Property taxes: −$780
− Insurance: −$260
− Repairs & maintenance: −$1,224
− Management: −$1,224
− Depreciation: −$1,513
Taxable income: $7,389

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$1,773
After-tax cash flow: $6,004/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 Est. rehab $4,625–$13,875 screening

This move-in ready manufactured home offers modern comfort and low-maintenance living in a desirable 55+ community.

Value-add opportunities

Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
Both Landscaping improvements — Enhances curb appeal and adds value ↑
Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 75/100

Zoned Schools

Elementary Ledgeview Elementary School A NY #285/2,108 Nat'l #1,966/41,679 Middle Clarence Middle School B NY #157/729 Nat'l #1,793/14,009 High Clarence Senior High School A NY #299/1,100 Nat'l #525/17,239

Schools (NCES district)

District: Clarence Central School District
NCES district ID: 3607590
Math proficiency: 70% ▼ -9.00%
Reading proficiency: 76% ▲ 2.00%
Median HH income: $81,568
Composite: 64.85/100
National rank: #514
State rank: #94 of 590 in NY

B Composite livability gradescore 74/100

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

County: Erie · 933,037 people
Metro: Buffalo-Cheektowaga, NY
Population (ZIP): 9,122
Household income: $73,786
Rent vs Own: 20.5% rent · 79.5% own
Severe rent burden: 14% of renters

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
#11 JPMorgan Chase New York $278.9B #21 Citigroup New York $170.8B #32 Goldman Sachs New York $126.9B #40 Morgan Stanley New York $107.3B #42 StoneX Group New York $99.9B #58 American Express New York $74.2B #98 TIAA New York $46.9B #273 Mastercard Purchase $28.2B #328 M&T Bank Buffalo $8.8B #392 Voya Financial New York $7.8B
Consumer Goods	9	$162B
#45 PepsiCo Purchase $91.9B #171 Colgate-Palmolive New York $19.5B #207 Estee Lauder New York $15.6B #246 Constellation Brands Victor $10.2B #422 PVH Corp New York $8.6B #364 Tapestry New York $6.7B #420 Ralph Lauren New York $6.6B #460 Steven Madden Long Island City $2.2B #498 Prestige Consumer Healthcare Tarrytown $1.1B
Insurance	4	$225B
#60 MetLife New York $71.0B #69 New York Life Insurance New York $62.6B #99 Travelers Companies New York $46.4B #101 AIG New York $44.9B
Telecommunications	2	$144B
#30 Verizon Communications New York $134.8B #297 Altice USA Long Island City $9.1B
Pharmaceuticals	2	$112B
#67 Pfizer New York $63.6B #94 Bristol-Myers Squibb New York $48.3B
Media / Entertainment	2	$69B
#295 Warner Bros. Discovery New York $39.9B #269 Paramount Global New York $28.9B

Price history

-4.5% since first listed

8 events — show timeline

2026-06-30 Listed $52,500 WNYREIS
2026-06-29 Listing Removed — WNYREIS
2026-06-20 Price Changed $53,900 WNYREIS
2026-06-10 Price Changed $54,400 WNYREIS
2026-03-30 Listed $54,900 WNYREIS
2025-10-24 Listing Removed — WNYREIS
2025-09-18 Price Changed $53,500 WNYREIS
2025-08-19 Listed $55,000 WNYREIS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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