60 Carefree Ln · Cheektowaga, NY 14227

$79,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 29 Days on market

Built 2019 Good condition 436 sqft lot Est $81k · at est.

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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 +8.3/15.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this beautifully maintained 3-bedroom, 2-bath ranch built in 2019 and located in the heart of Cheektowaga! Offering easy one-floor living, this home features an open floor plan perfect for everyday living and entertaining. The spacious kitchen flows seamlessly into the bright living and dining areas, creating a warm and inviting atmosphere. Enjoy the convenience of first-floor laundry, central air, and a move-in ready interior. Outside, you'll find a concrete driveway and storage shed for added functionality. Modern, low-maintenance, and ready for its next owner — 60 Carefree is one you won’t want to miss!

Key facts

• Open floor plan
• Storage shed
• First-floor laundry

Tags

• OPEN FLOOR PLAN
• FIRST-FLOOR LAUNDRY
• CONCRETE DRIVEWAY
• STORAGE SHED

Property features AI

Finance

• Financial info: Monthly land lease amount: $765
• HOA & community: Land lease required

Exterior

• Parking: No garage
• Utilities: Electricity connected; Water connected (public); Sewer connected
• Home design: Single-wide mobile home; Clayton manufacturer; Single-story; Resale condition; Shingle roof; Vinyl siding exterior
• Construction: Vinyl siding construction; Shingle roof; Single-story mobile home
• Exterior features: Concrete driveway; Shed(s) and storage; Located on a cul-de-sac; Near public transit; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator; Dishwasher; Eat-in kitchen
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl and varied flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Bedroom on main level; Main level primary
• Laundry & utility: Main level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 3.8% in Cheektowaga — 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 84/100 on livability (#54 in NY, #811 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: crime C-.
• Cheektowaga Central School District (urban): math 30% / reading 37% proficiency, ranked #564 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 111 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 + 2.5% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.39%
• DSCR: 2.44
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $81,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Carefree Ln	0.06mi	3/1.0	952 (-10%)	4mo	$59,900	$63	73
65 Lorraine Pl	0.57mi	2/2.0 (-1)	980 (-7%)	7mo	$95,000	$97	51
49 Lorraine Pl	0.63mi	2/2.0 (-1)	980 (-7%)	6mo	$45,000	$46	49
26 Doucette St	0.51mi	2/1.0 (-1)	980 (-7%)	9mo	$56,000	$57	48
118 Burgundy Cir	0.60mi	2/2.0 (-1)	980 (-7%)	10mo	$97,000	$99	47
62 Marseille Ave	0.58mi	2/1.0 (-1)	980 (-7%)	9mo	$57,500	$59	44
6 Marseille Ave	0.73mi	2/2.0 (-1)	980 (-7%)	8mo	$75,000	$77	43
41 Burgundy Cir	0.67mi	2/1.0 (-1)	980 (-7%)	7mo	$88,900	$91	42
37 Burgundy Cir	0.68mi	2/1.0 (-1)	980 (-7%)	8mo	$59,000	$60	41
74 Burgundy Cir	0.68mi	2/1.0 (-1)	980 (-7%)	8mo	$90,000	$92	40
78 Burgundy Cir	0.66mi	2/1.0 (-1)	980 (-7%)	10mo	$98,000	$100	40
17 Burgundy Cir	0.73mi	2/1.0 (-1)	980 (-7%)	8mo	$56,500	$58	38

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 · 2.54% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.11×
• Total profit: $24,866
• Equity at exit: $11,913

10-year hold

• IRR: 34.2%
• Equity multiple: 4.06×
• Total profit: $68,547
• 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 14227

• Home prices YoY: -28.9%
• Rents YoY: 2.5%
• Active inventory: 111
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,597 high
• Mortgage (P&I): −$419
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $604

Break-even live

Break-even rent $833

Max offer price $79,900

Occupancy floor 57%

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Crabapple Ln Unit Right Buffalo, NY	3.0	1.5	1250	$1,800	$1.44	43d	1	0.66mi
65 Edgebrook Ests Buffalo, NY	1.0–2.0	1.0	720	$1,290	$1.79	43d	1	0.71mi
101 Slate Creek Dr Cheektowaga, NY	1.0–2.0	1.0	677	$1,310	$1.93	1d	38	0.95mi
2341 Union Rd West Seneca, NY	2.0	1.0	804	$2,005	$2.49	1d	1	1.15mi
50 Strasbourg Dr Unit Lower Cheektowaga, NY	3.0	1.0	1209	$1,700	$1.41	1d	1	1.26mi

Listing history 15 events

1. 2026-06-18
   days on market $79,900 Active 29 DOM
2. 2026-06-17
   days on market $79,900 Active 28 DOM
3. 2026-06-16
   days on market $79,900 Active 27 DOM
4. 2026-06-15
   days on market $79,900 Active 26 DOM
5. 2026-06-13
   days on market $79,900 Active 24 DOM
6. 2026-06-10
   days on market $79,900 Active 21 DOM
7. 2026-06-09
   days on market $79,900 Active 20 DOM
8. 2026-06-08
   days on market $79,900 Active 19 DOM
9. 2026-06-07
   days on market $79,900 Active 18 DOM
10. 2026-06-05
    days on market $79,900 Active 15 DOM
11. 2026-06-03
    days on market $79,900 Active 14 DOM
12. 2026-06-02
    days on market $79,900 Active 13 DOM
13. 2026-06-01
    days on market $79,900 Active 12 DOM
14. 2026-05-31
    days on market $79,900 Active 11 DOM
15. 2026-05-20
    listed $79,900 Active

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,170
• − Mortgage interest: −$4,476
• − Property taxes: −$2,470
• − Insurance: −$400
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$2,324
• Taxable income: $6,433
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,702/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 move-in ready 3-bedroom, 2-bath ranch home built in 2019 offers a good condition with minimal repairs needed. It's well-maintained and ready for its next owner.

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
• Both New windows and doors — Enhances energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

ⓘ 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: Cheektowaga Central School District
• NCES district ID: 3607230
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $43,401
• Composite: 28.45/100
• National rank: #6753
• State rank: #564 of 590 in NY

Livability — Cheektowaga

• Score: 84/100
• State rank: #54
• US rank: #811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheektowaga, NY
• County: Erie County · 714,559 people
• City population: 55,470
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 20,621
• Household income: $68,928
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 721.0

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 (81%)
• Race & ethnicity: White 81% Black 8% Hispanic / Latino 6% Two or more races 3% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 31% Lithuanian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 3% Other Indo-European 2% 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: ▼ -124.77%
• Current HPI: 306.8358
• Rent YoY: ▲ 2.54%
• 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

1 event — show timeline

• 2026-05-20 Listed $79,900 WNYREIS

Property tax history

+6.4%/yr

Latest (2025): $2,470 · +17.3% YoY. Source: county tax records.