6 Oak Ln · Clarence, NY 14031

$80,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 131 Days on market

Built 2017 436 sqft lot Est $74k · 7% over ↓ 24% 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
• Schools +6.5/10.0
• ARV discount +4.2/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What?! Affordable living in Clarence, NY! Absolutely! Welcome to 6 Oak Lane in Rock Oak Estates, Clarence — a beautifully maintained 2017-built ranch-style single-wide home, offered fully furnished for just $80,000 and ready for you to move right in! This charming 2-bedroom, 1-bath home features a bright, open layout, perfect for easy everyday living. Enjoy a spacious kitchen with plenty of cabinetry and modern appliances, cozy living area, and convenient in-unit laundry. The Bath Fitter tub/shower, covered carport, and storage shed add comfort and functionality to your day-to-day life. Located within Rock Oak Estates, a vibrant and welcoming community, residents enjoy access to a cl

Key facts

• Parking
• Built 2017
• Listed 131 days

Property features AI

Finance

• Financial info: Has land lease ($600)
• HOA & community: Community clubhouse; Community kitchen; Fitness center

Exterior

• Parking: Carport
• Utilities: Water connected (public); Cable available; High-speed internet available; Gas water heater
• Home design: Single-wide mobile home; One story; Existing/resale property
• Construction: Vinyl siding; Pillar/post/pier foundation
• Exterior features: Concrete driveway; Shed(s) / storage; Rectangular residential lot; City street and private road frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Linoleum; Vinyl; Varies
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen/family room combo; Bedroom on main level
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 1.3% in Clarence — 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 65/100 on livability (#707 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: cost of living 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.
• Market conditions: 77 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 $553 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 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?
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: 1.89% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.43%
• DSCR: 2.62
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $74,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Budd Ave	0.04mi	2/1.0	840 (+7%)	18mo	$80,000	$95	71

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: 32.2%
• Equity multiple: 2.35×
• Total profit: $30,347
• Equity at exit: $11,928

10-year hold

• IRR: 39.3%
• Equity multiple: 4.67×
• Total profit: $82,189
• Equity at exit: $6,917

Cash invested: $22,400 (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 14031

• Home prices YoY: -16.4%
• Active inventory: 77
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $680

Break-even live

Break-even rent $649

Max offer price $80,000

Occupancy floor 50%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $80,000 Active 131 DOM
2. 2026-06-17
   days on market $80,000 Active 130 DOM
3. 2026-06-16
   days on market $80,000 Active 129 DOM
4. 2026-06-15
   days on market $80,000 Active 128 DOM
5. 2026-06-13
   days on market $80,000 Active 126 DOM
6. 2026-06-13
   days on market $80,000 Active 125 DOM
7. 2026-06-10
   days on market $80,000 Active 123 DOM
8. 2026-06-09
   days on market $80,000 Active 122 DOM
9. 2026-06-08
   days on market $80,000 Active 121 DOM
10. 2026-06-07
    days on market $80,000 Active 120 DOM
11. 2026-06-03
    remarks 693-char remark
12. 2026-06-03
    listed $80,000 Active 116 DOM

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,035 · $86/mo
• Expected delta: +$317/yr (+$26/mo · 44.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,119
• − Mortgage interest: −$4,481
• − Property taxes: −$719
• − Insurance: −$400
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$2,327
• Taxable income: $7,292
• Est. tax owed @ 24.0%: −$1,750
• After-tax cash flow: $6,410/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.

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

Livability — Clarence

• Score: 65/100
• State rank: #707
• US rank: #13415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,741

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 13% Portuguese 2% Scotch-Irish 2%
• Foreign-born: 7% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -67.27%
• Current HPI: 344.136
• 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

-23.8% since first listed

5 events — show timeline

• 2026-06-03 Relisted — WNYREIS
• 2026-06-03 Price Changed $80,000 WNYREIS
• 2025-12-11 Price Changed $90,000 WNYREIS
• 2025-10-18 Price Changed $99,000 WNYREIS
• 2025-10-09 Listed $105,000 WNYREIS

Property tax history

+21.7%/yr

Latest (2025): $719 · -0.6% YoY. Source: county tax records.