840 Nicole Ln · Angola on the Lake, NY 14006

$134,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 1 Days on market

Built 2022 Good condition $89/sqft · 45% below area Est $243k · 45% under ↓ 13% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +4.1/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 2022 Double Wide offering the perfect blend of comfort, space, and easy living. From the moment you walk in, you’ll appreciate the bright, open-concept layout designed for both relaxing and entertaining. The spacious kitchen features a center island with seating, sink, and dishwasher, along with plenty of room for a full dining table. All kitchen appliances are included "as is" for a seamless move-in experience. The home offers a great combination of vinyl plank flooring and wall-to-wall carpeting throughout. This home includes 3 bedrooms, including a private primary suite with walk-in closet and a full bath featuring a dual vanity and tub/shower surround. A full guest bath and a separate laundry room with side entrance, washer and dryer included "as is, " and furnace/HWT area add to the home’s functionality. The exterior features a double-wide concrete driveway, a covered front porch perfect for relaxing, and a large shed for additional storage. Conveniently located just minutes from Lake Erie and approximately 30 minutes to Downtown Buffalo. Enjoy peace of mind with a 1-year home warranty covering major systems and appliances. Nothing to do but move right in!

Key facts

• Spacious kitchen
• Walk in closet
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• PRIVATE PRIMARY SUITE
• WALK IN CLOSET
• LARGE COVERED FRONT PORCH
• DOUBLE WIDE CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).

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, schools F, amenities 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.
• Market conditions: 100 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 $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $134,000

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 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?
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: 1.20% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $243,471
• List price: $134,000
• Delta: -43.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Terrylynn Dr	0.68mi	3/1.0	1,500 (-1%)	19mo	$232,000	$155	47
206 Lake St	0.69mi	3/1.0	1,380 (-9%)	6mo	$210,000	$152	44
704 Beach Rd	0.66mi	4/2.0 (+1)	1,620 (+7%)	10mo	$277,500	$171	43
68 Sunset Blvd	0.70mi	4/1.5 (+1)	1,401 (-7%)	11mo	$261,000	$186	39
691 Beach Rd	0.66mi	4/1.0 (+1)	1,600 (+6%)	17mo	$170,000	$106	36

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $295
• Equity at exit: $19,980

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $28,663
• Equity at exit: $11,586

Cash invested: $37,520 (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 14006

• Home prices YoY: -16.8%
• Active inventory: 100
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $345

Break-even live

Break-even rent $1,172

Max offer price $134,000

Occupancy floor 74%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   pricedays on marketlisting id $134,000 Active 1 DOM
3. 2026-06-12
   days on market $137,500 Active 176 DOM
4. 2026-06-09
   days on market $137,500 Active 173 DOM
5. 2026-06-08
   days on market $137,500 Active 172 DOM
6. 2026-06-07
   days on market $137,500 Active 171 DOM
7. 2026-06-07
   days on market $137,500 Active 170 DOM
8. 2026-06-04
   days on market $137,500 Active 167 DOM
9. 2026-06-02
   days on market $137,500 Active 166 DOM
10. 2026-06-01
    days on market $137,500 Active 165 DOM
11. 2026-05-31
    days on market $137,500 Active 164 DOM
12. 2026-05-10
    price $137,500 1250-char remark

    Show marketing remark (1250 chars)

    Welcome to this beautifully maintained 2022 Double Wide offering the perfect blend of comfort, space, and easy living. From the moment you walk in, you’ll appreciate the bright, open-concept layout designed for both relaxing and entertaining. The spacious kitchen features a center island with seating, sink, and dishwasher, along with plenty of room for a full dining table. All kitchen appliances are included "as is" for a seamless move-in experience. The home offers a great combination of vinyl plank flooring and wall-to-wall carpeting throughout. This home includes 3 bedrooms, including a private primary suite with walk-in closet and a full bath featuring a dual vanity and tub/shower surround. A full guest bath and a separate laundry room with side entrance, washer and dryer included "as is, " and furnace/HWT area add to the home’s functionality. The exterior features a double-wide concrete driveway, a covered front porch perfect for relaxing, and a large shed for additional storage. Conveniently located just minutes from Lake Erie and approximately 30 minutes to Downtown Buffalo. Enjoy peace of mind with a 1-year home warranty covering major systems and appliances. Nothing to do but move right in!

13. 2026-02-07
    price $149,900 1250-char remark

    Show marketing remark (1250 chars)

    Welcome to this beautifully maintained 2022 Double Wide offering the perfect blend of comfort, space, and easy living. From the moment you walk in, you’ll appreciate the bright, open-concept layout designed for both relaxing and entertaining. The spacious kitchen features a center island with seating, sink, and dishwasher, along with plenty of room for a full dining table. All kitchen appliances are included "as is" for a seamless move-in experience. The home offers a great combination of vinyl plank flooring and wall-to-wall carpeting throughout. This home includes 3 bedrooms, including a private primary suite with walk-in closet and a full bath featuring a dual vanity and tub/shower surround. A full guest bath and a separate laundry room with side entrance, washer and dryer included "as is, " and furnace/HWT area add to the home’s functionality. The exterior features a double-wide concrete driveway, a covered front porch perfect for relaxing, and a large shed for additional storage. Conveniently located just minutes from Lake Erie and approximately 30 minutes to Downtown Buffalo. Enjoy peace of mind with a 1-year home warranty covering major systems and appliances. Nothing to do but move right in!

14. 2025-12-17
    listed $158,900 Active 1250-char remark

    Show marketing remark (1250 chars)

    Welcome to this beautifully maintained 2022 Double Wide offering the perfect blend of comfort, space, and easy living. From the moment you walk in, you’ll appreciate the bright, open-concept layout designed for both relaxing and entertaining. The spacious kitchen features a center island with seating, sink, and dishwasher, along with plenty of room for a full dining table. All kitchen appliances are included "as is" for a seamless move-in experience. The home offers a great combination of vinyl plank flooring and wall-to-wall carpeting throughout. This home includes 3 bedrooms, including a private primary suite with walk-in closet and a full bath featuring a dual vanity and tub/shower surround. A full guest bath and a separate laundry room with side entrance, washer and dryer included "as is, " and furnace/HWT area add to the home’s functionality. The exterior features a double-wide concrete driveway, a covered front porch perfect for relaxing, and a large shed for additional storage. Conveniently located just minutes from Lake Erie and approximately 30 minutes to Downtown Buffalo. Enjoy peace of mind with a 1-year home warranty covering major systems and appliances. Nothing to do but move right in!

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,310
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$3,898
• Taxable income: $2,136
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,629/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

This 2022 Double Wide is in excellent condition with a good layout and curb appeal, ready for a new owner.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and home value
• Both Replace carpeting — Improves comfort and aesthetics
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and home value ↑
• Both Replace carpeting — Improves comfort and aesthetics ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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

• Census place: Angola on the Lake, NY
• Population (ZIP): 9,354

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 3% Black 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 16% Italian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▼ -80.95%
• Current HPI: 401.7461
• 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

-13.5% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $137,500 WNYREIS
• 2026-02-07 Price Changed $149,900 WNYREIS
• 2025-12-17 Listed $158,900 WNYREIS