26 Quarry Hl · Clarence, NY 14001

$24,900

2 bd · 1.0 ba · 910 sqft · Manufactured public records · 12 Days on market

Built 1975 Est $36k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity to own a property in Akron’s premium 55+ manufactured home community, Quarry Hill Estates. 26 Spruce St is a two bedroom home with one bathroom, a living room and dining room combination, and first floor laundry. The bedroom has a large closet and ample built in storage. All appliances are only one or two years old and are included. The Issac furnace and tankless hot water tank were installed in 2024. a large attached carport serves as a covered porch, entryway and shaded outdoor patio space to enjoy. a large storage shed is also included. Quarry Hill Estates has a community clubhouse with a kitchen available for rent, an enclosed mail room, planned community activities, R

Key facts

• Covered porch
• Attached carport
• Large closet

Tags

• LARGE CLOSET
• AMPLE BUILT IN STORAGE
• ATTACHED CARPORT
• COVERED PORCH
• OUTDOOR PATIO SPACE
• LARGE STORAGE SHED

Property features AI

Finance

• Other: Rectangular residential lot on a city street
• Financial info: Land lease
• HOA & community: Monthly association fee; Clubhouse; Senior community

Exterior

• Parking: Carport
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-wide mobile home; 1 story; Existing/resale condition
• Construction: Aluminum siding; Copper plumbing; Asphalt roof; Pillar/post/pier foundation; Builder model: Kropf
• Exterior features: Concrete driveway; Shed(s) / storage

Interior

• Kitchen: Free-standing range; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Breakfast bar; Ceiling fan(s); Window treatments (drapes); Bedroom on main level
• Laundry & utility: Washer and dryer on the main level; Gas water heater

🏷️ Possibly a rental listed for sale. The $24,900 price doesn't fit this home's estimated sale value (~$36,400) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $25k).
• Cap rate 34.1% 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: 85 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 $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $24,900

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.71% ✓
• Cap rate: 34.08%
• Cash-on-cash: 99.24%
• DSCR: 5.42
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $36,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Quarry Hill Ests	0.17mi	2/2.0	1,000 (+10%)	1mo	$72,000	$72	71
181 Quarry Hl	0.18mi	2/1.0	980 (+8%)	11mo	$38,900	$40	70
110 Quarry Hl	0.16mi	2/1.5	980 (+8%)	14mo	$12,500	$13	66

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: —
• Equity multiple: 5.69×
• Total profit: $32,690
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 11.87×
• Total profit: $75,761
• Equity at exit: $2,153

Cash invested: $6,972 (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 14001

• Home prices YoY: -7.1%
• Active inventory: 85
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$12 /mo · $145/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $577

Break-even live

Break-even rent $194

Max offer price $24,900

Occupancy floor 33%

Sensitivity live

Price	-10% $591	-5% $584	+0% $577	+5% $570	+10% $562
Rent	-10% $504	-5% $540	+0% $577	+5% $613	+10% $650
Rate	-1.0pp $589	-0.5pp $583	base $577	+0.5pp $570	+1.0pp $564

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $24,900 Active 12 DOM
2. 2026-06-18
   days on market $24,900 Active 9 DOM
3. 2026-06-17
   days on market $24,900 Active 8 DOM
4. 2026-06-16
   days on market $24,900 Active 7 DOM
5. 2026-06-15
   days on market $24,900 Active 6 DOM
6. 2026-06-13
   days on market $24,900 Active 4 DOM
7. 2026-06-13
   days on market $24,900 Active 3 DOM
8. 2026-06-10
   remarks 693-char remark
9. 2026-06-10
   listed $24,900 Active 1 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: $145 · $12/mo
• Projected year-2 tax: $283 · $24/mo
• Expected delta: +$138/yr (+$11/mo · 95.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,083
• − Mortgage interest: −$1,395
• − Property taxes: −$145
• − Insurance: −$124
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$724
• Taxable income: $6,921
• Est. tax owed @ 24.0%: −$1,661
• After-tax cash flow: $5,258/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): 9,122

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 21% Slovak 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -24.68%
• Current HPI: 322.1897
• 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

1 event — show timeline

• 2026-06-09 Listed $24,900 WNYREIS

Property tax history

-1.5%/yr

Latest (2025): $145 · +8.7% YoY. Source: county tax records.