1066 Northwood Dr · Angola on the Lake, NY 14047

$79,900

2 bd · 2.0 ba · 1,088 sqft · Manufactured · 238 Days on market

Built 2024 Good condition $73/sqft · 172% above area ↓ 10% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED! Like new, move in ready, 2024 Eagle River 16' wide 2 bedroom. 2x6 Exterior walls, thermal windows. Spacious open floor plan, 19' living room, with ceiling fan, open to eat in kitchen, abundant counterspace, white flat panel cabinets, Euro handles, appliances include over range microwave, dishwasher, refrigerator with icemaker, gas range, recessed lighting. Large owner bedroom, ceiling fan, large closet, owner bath with walk in shower, transom window. Main bath with tub/shower, transom window, wall towel cabinet. Front bedroom, ceiling fan, door to 6' front porch. Hall laundry area. Both exterior doors have storm doors. Interior whole house water shut off. Furnishings, washer and dryer are negotiable. Carport, 8x10 storage shed, concrete drive, walkway to front porch, vinyl skirting, pex plumbing, located on wooded lot in well maintained community. Star tax credit eligible.

Key facts

• Thermal windows
• 2x6 exterior walls
• Parking

Tags

• 2X6 EXTERIOR WALLS
• THERMAL WINDOWS
• SPACIOUS OPEN FLOOR PLAN
• ABUNDANT COUNTERSPACE
• WHITE FLAT PANEL CABINETS
• OWNER BATH WITH WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% 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: 47 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 $552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $29,371
• List price: $79,900
• Delta: 172.03%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Creekside Dr	0.09mi	3/1.5 (+1)	1,152 (+6%)	4mo	$32,000	$28	76
1079 Northwood Dr	0.05mi	2/1.0	980 (-10%)	2mo	$26,500	$27	75
1081 Brookwood Dr	0.08mi	2/1.0	980 (-10%)	1mo	$34,000	$35	75
1069 Creekside Dr	0.17mi	2/2.0	980 (-10%)	8mo	$23,900	$24	69
8144 Carrie Pl	0.35mi	2/1.0	1,064 (-2%)	11mo	$32,900	$31	67
1109 Northwood Dr	0.18mi	2/2.0	980 (-10%)	12mo	$42,500	$43	65
1107 Brookwood Dr	0.17mi	2/2.0	952 (-12%)	10mo	$39,900	$42	63
1088 Northwood Dr	0.01mi	2/1.0	924 (-15%)	17mo	$39,900	$43	56
1100 Karen St	0.40mi	2/1.5	980 (-10%)	10mo	$13,500	$14	54
1100 Brookwood	0.16mi	2/1.0	924 (-15%)	11mo	$25,000	$27	54
8125 Carrie Pl	0.32mi	2/1.0	980 (-10%)	14mo	$32,000	$33	53
1105 Michael Dr	0.32mi	2/1.0	924 (-15%)	13mo	$29,900	$32	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.84×
• Total profit: $18,850
• Equity at exit: $11,913

10-year hold

• IRR: 28.8%
• Equity multiple: 3.57×
• Total profit: $57,414
• Equity at exit: $6,908

Cash invested: $22,372 (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 14047

• Home prices YoY: -17.0%
• Active inventory: 47
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $499

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 57%

Sensitivity live

Price	-10% $554	-5% $527	+0% $499	+5% $471	+10% $444
Rent	-10% $394	-5% $446	+0% $499	+5% $551	+10% $604
Rate	-1.0pp $539	-0.5pp $519	base $499	+0.5pp $478	+1.0pp $457

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $79,900 Active 238 DOM
2. 2026-06-21
   days on market $79,900 Active 237 DOM
3. 2026-06-18
   days on market $79,900 Active 235 DOM
4. 2026-06-17
   days on market $79,900 Active 234 DOM
5. 2026-06-16
   days on market $79,900 Active 233 DOM
6. 2026-06-15
   days on market $79,900 Active 232 DOM
7. 2026-06-13
   days on market $79,900 Active 230 DOM
8. 2026-06-12
   days on market $79,900 Active 229 DOM
9. 2026-06-09
   days on market $79,900 Active 226 DOM
10. 2026-06-08
    days on market $79,900 Active 225 DOM
11. 2026-06-07
    days on market $79,900 Active 224 DOM
12. 2026-06-07
    pricedays on market $79,900 Active 223 DOM
13. 2026-06-04
    days on market $89,900 Active 220 DOM
14. 2026-06-02
    days on market $89,900 Active 219 DOM
15. 2026-06-01
    days on market $89,900 Active 218 DOM
16. 2026-05-31
    days on market $89,900 Active 217 DOM
17. 2026-04-13
    price $89,900 900-char remark

    Show marketing remark (900 chars)

    JUST REDUCED! Like new, move in ready, 2024 Eagle River 16' wide 2 bedroom. 2x6 Exterior walls, thermal windows. Spacious open floor plan, 19' living room, with ceiling fan, open to eat in kitchen, abundant counterspace, white flat panel cabinets, Euro handles, appliances include over range microwave, dishwasher, refrigerator with icemaker, gas range, recessed lighting. Large owner bedroom, ceiling fan, large closet, owner bath with walk in shower, transom window. Main bath with tub/shower, transom window, wall towel cabinet. Front bedroom, ceiling fan, door to 6' front porch. Hall laundry area. Both exterior doors have storm doors. Interior whole house water shut off. Furnishings, washer and dryer are negotiable. Carport, 8x10 storage shed, concrete drive, walkway to front porch, vinyl skirting, pex plumbing, located on wooded lot in well maintained community. Star tax credit eligible.

18. 2025-10-26
    listed $99,900 Active 900-char remark

    Show marketing remark (900 chars)

    JUST REDUCED! Like new, move in ready, 2024 Eagle River 16' wide 2 bedroom. 2x6 Exterior walls, thermal windows. Spacious open floor plan, 19' living room, with ceiling fan, open to eat in kitchen, abundant counterspace, white flat panel cabinets, Euro handles, appliances include over range microwave, dishwasher, refrigerator with icemaker, gas range, recessed lighting. Large owner bedroom, ceiling fan, large closet, owner bath with walk in shower, transom window. Main bath with tub/shower, transom window, wall towel cabinet. Front bedroom, ceiling fan, door to 6' front porch. Hall laundry area. Both exterior doors have storm doors. Interior whole house water shut off. Furnishings, washer and dryer are negotiable. Carport, 8x10 storage shed, concrete drive, walkway to front porch, vinyl skirting, pex plumbing, located on wooded lot in well maintained community. 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.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,966
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$2,324
• Taxable income: $5,014
• Est. tax owed @ 24.0%: −$1,203
• After-tax cash flow: $4,784/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 80/100 Cosmetic rehab

This 2024 manufactured home is move-in ready with good condition and minimal repairs needed. Upgrades to exterior paint and storm doors would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace storm doors — Improves energy efficiency and security
• Resale Upgrade kitchen appliances — Modernizes the kitchen and adds value
• Both Install smart home devices — Enhances convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace storm doors — Improves energy efficiency and security ↑
• Resale Upgrade kitchen appliances — Modernizes the kitchen and adds value ↑
• Both Install smart home devices — Enhances convenience and adds value ↑

ⓘ 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): 6,072

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 19% Scottish 6% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 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: ▼ -68.60%
• Current HPI: 334.5151
• 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

-10.0% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $89,900 WNYREIS
• 2025-10-26 Listed $99,900 WNYREIS