41 Anna Marie Terr. Plan · Cheektowaga, NY 14225

$130,995

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 203 Days on market

Excellent condition $117/sqft · 178% above area

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Condition / age +5.0/5.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom, 2 bathroom home located in Sky Harbor with wooded back yard. Everything is brand new!! Financing available!

Key facts

• Wooded back yard
• Listed 203 days

Tags

• WOODED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $131k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $131k).
• Recommended offer: $115k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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-.
• Lancaster Central School District (suburban): math 57% / reading 61% proficiency, ranked #234 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 207 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,244 units permitted in Erie County in 2024 (563 in 5+ unit buildings).
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $905 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 $37k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($115k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,275 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 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?
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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.69%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $47,099
• List price: $130,995
• Delta: 178.12%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Laurel Run	0.33mi	2/2.0 (-1)	1,088 (-3%)	8mo	$67,500	$62	69
26 Harmony Ln	0.16mi	2/1.0 (-1)	1,152 (+3%)	18mo	$49,500	$43	64
38 Harmony Ln	0.21mi	2/2.0 (-1)	980 (-12%)	5mo	$28,000	$29	60
69 Melody Ln	0.39mi	2/2.0 (-1)	980 (-12%)	18mo	$45,000	$46	41
82 Jenny Ln	0.33mi	2/1.0 (-1)	980 (-12%)	22mo	$32,500	$33	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: 5.2%
• Equity multiple: 1.20×
• Total profit: $7,399
• Equity at exit: $19,532

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $43,376
• Equity at exit: $11,326

Cash invested: $36,679 (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 14225

• Home prices YoY: -27.3%
• Active inventory: 207
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$687
• Tax est. 1.5%: −$164 /mo · $1,965/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $449

Break-even live

Break-even rent $1,146

Max offer price $130,995

Occupancy floor 69%

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: $32,749
• Closing costs: $3,930
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4925 Genesee St Cheektowaga, NY	1.0–2.0	1.0	680	$1,399	$2.06	19d	1	0.10mi
6386 Transit Rd Depew, NY	1.0–2.0	1.0–2.0	1023	$2,397	$2.34	1d	62	0.48mi

Listing history 15 events

1. 2026-06-18
   days on market $130,995 Active 203 DOM
2. 2026-06-17
   days on market $130,995 Active 202 DOM
3. 2026-06-16
   days on market $130,995 Active 201 DOM
4. 2026-06-15
   days on market $130,995 Active 200 DOM
5. 2026-06-13
   days on market $130,995 Active 198 DOM
6. 2026-06-13
   days on market $130,995 Active 197 DOM
7. 2026-06-10
   days on market $130,995 Active 195 DOM
8. 2026-06-09
   days on market $130,995 Active 194 DOM
9. 2026-06-08
   days on market $130,995 Active 193 DOM
10. 2026-06-07
    days on market $130,995 Active 192 DOM
11. 2026-06-03
    days on market $130,995 Active 188 DOM
12. 2026-06-02
    days on market $130,995 Active 187 DOM
13. 2026-06-01
    days on market $130,995 Active 186 DOM
14. 2026-05-31
    days on market $130,995 Active 185 DOM
15. 2025-11-27
    listed $130,995 Active 127-char remark

    Show marketing remark (127 chars)

    Charming 3 bedroom, 2 bathroom home located in Sky Harbor with wooded back yard. Everything is brand new!! Financing available!

ⓘ 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: $20,572
• − Mortgage interest: −$7,338
• − Property taxes: −$1,965
• − Insurance: −$655
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$3,811
• Taxable income: $3,512
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $4,546/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 · 3 photos

Excellent 100/100 None rehab

This manufactured home is in excellent condition with a modern kitchen and bathroom. It is move-in ready and has the potential for minor exterior improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers
• Both Adding a small outdoor seating area — This can increase the appeal of the property and provide additional living space

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract potential buyers ↑
• Both Adding a small outdoor seating area — This can increase the appeal of the property and provide additional living space ↑

ⓘ 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: Lancaster Central School District
• NCES district ID: 3616680
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $64,668
• Composite: 51.64/100
• National rank: #1700
• State rank: #234 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): 33,620
• Household income: $67,237
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 991.0

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 (74%)
• Race & ethnicity: White 74% Black 13% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 21% Lithuanian 3% Iranian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% Arabic 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: ▼ -120.26%
• Current HPI: 320.6248
• Rent YoY: —
• 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

• 2025-11-27 Listed $130,995 Zillow