4314 Hurontario Pkwy · Niagara Falls, NY 14304

$168,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 82 Days on market

Built 2022 Good condition $107/sqft · 48% above area Est $114k · 48% over ↓ 8% since listing

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Why this score? — see what drove the D 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 +16.2/30.0
• Schools +5.8/10.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4314 Hurontario Parkway. Located at the Tuscarora Village and minutes away from all the amenities needed. This 3 bedroom and 2 bath manufactured home built in 2022, has so much to offer. Enjoy the open concept living space that is great for entertainment. The kitchen is equipped with updated appliances and large island. Perfect place to enjoy your morning coffee. The convenience of having a first floor laundry and Master Suite are added bonus. Central air conditioning is included for those hot summer nights. Fully fenced in yard and beautiful side porch is great for entertaining. . Please give 24 notice for all appointments.

Key facts

• Updated appliances
• Master suite
• First floor laundry

Tags

• OPEN CONCEPT LIVING SPACE
• UPDATED APPLIANCES
• LARGE ISLAND
• FIRST FLOOR LAUNDRY
• MASTER SUITE
• CENTRAL AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (5.7% below list).
• Recommended offer: $158k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#956 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Niagara-Wheatfield Central School District (rural): math 64% / reading 70% proficiency, ranked #163 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Edward Town Middle School (math 37% / reading 60%, grade C-, #300 of 729 statewide, top 41%, 736 students, 47% FRL); Niagara-Wheatfield Senior High School (math 95% / reading 97%, grade A+, #68 of 1,100 statewide, top 6%, 1,092 students, 36% FRL) — zoned schools average 42% FRL vs 25% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 144 active listings in the ZIP; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $157,920 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (median comp): $113,616
• List price: $168,000
• Delta: 47.87%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4237 Mohawk Pkwy	0.07mi	3/2.0	1,493 (-5%)	4mo	$100,000	$67	86
4408 Hurontario Trl	0.05mi	3/2.0	1,501 (-4%)	11mo	$155,000	$103	82
4023 Seneca Pkwy	0.12mi	3/2.0	1,456 (-7%)	11mo	$115,800	$80	73
4410 Hurontario Trl	0.04mi	3/2.0	1,456 (-7%)	20mo	$120,000	$82	70
4315 Hurontario Pkwy #00000	0.02mi	3/2.0	1,456 (-7%)	21mo	$159,900	$110	70
4231 Mohawk Pkwy	0.08mi	4/2.0 (+1)	1,675 (+7%)	22mo	$103,000	$61	61

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-21,443
• Equity at exit: $25,049

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-11,164
• Equity at exit: $14,526

Cash invested: $47,040 (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 14304

• Active inventory: 144
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $90

Break-even live

Break-even rent $1,470

Max offer price $168,000

Occupancy floor 89%

Sensitivity live

Price	-10% $206	-5% $148	+0% $90	+5% $32	+10% $-26
Rent	-10% $-35	-5% $28	+0% $90	+5% $153	+10% $216
Rate	-1.0pp $175	-0.5pp $133	base $90	+0.5pp $47	+1.0pp $3

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $168,000 Active 82 DOM
2. 2026-06-18
   days on market $168,000 Active 79 DOM
3. 2026-06-17
   days on market $168,000 Active 78 DOM
4. 2026-06-16
   days on market $168,000 Active 77 DOM
5. 2026-06-15
   days on market $168,000 Active 76 DOM
6. 2026-06-13
   days on market $168,000 Active 74 DOM
7. 2026-06-10
   days on market $168,000 Active 71 DOM
8. 2026-06-09
   days on market $168,000 Active 70 DOM
9. 2026-06-08
   days on market $168,000 Active 69 DOM
10. 2026-06-07
    pricedays on market $168,000 Active 68 DOM
11. 2026-06-03
    days on market $170,000 Active 64 DOM
12. 2026-06-02
    days on market $170,000 Active 63 DOM
13. 2026-06-01
    days on market $170,000 Active 62 DOM
14. 2026-05-31
    days on market $170,000 Active 61 DOM
15. 2026-03-31
    listed $170,000 Active 643-char remark

    Show marketing remark (643 chars)

    Welcome to 4314 Hurontario Parkway. Located at the Tuscarora Village and minutes away from all the amenities needed. This 3 bedroom and 2 bath manufactured home built in 2022, has so much to offer. Enjoy the open concept living space that is great for entertainment. The kitchen is equipped with updated appliances and large island. Perfect place to enjoy your morning coffee. The convenience of having a first floor laundry and Master Suite are added bonus. Central air conditioning is included for those hot summer nights. Fully fenced in yard and beautiful side porch is great for entertaining. . Please give 24 notice for all appointments.

16. 2025-05-31
    historical
17. 2025-03-17
    price $170,000
18. 2025-02-24
    price $178,000
19. 2024-09-03
    price $180,000
20. 2024-05-31
    listed $184,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,008
• − Mortgage interest: −$9,411
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$4,887
• Taxable loss: −$1,691
• Est. tax savings @ 24.0%: +$406
• After-tax cash flow: $1,490/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 None rehab

This 2022 manufactured home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and smart home features.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add smart home features — Attracts tech-savvy buyers and renters

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 Add 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: Niagara-Wheatfield Central School District
• NCES district ID: 3620850
• Math proficiency: 64% ▼ -1.00%
• Reading proficiency: 70% ▲ 10.00%
• Median HH income: $57,051
• Composite: 57.53/100
• National rank: #1067
• State rank: #163 of 590 in NY

Livability — Niagara Falls

• Score: 60/100
• State rank: #956
• US rank: #18749

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Niagara County · 157,377 people
• City population: 62,983
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 29,208
• Household income: $66,660
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 698.0

Population outlook (Niagara County) Hauer SSP2

• Today (2025): 204,149 people
• By 2030: 197,900 · -3.1%
• By 2040: 182,239 · -10.7%
• By 2050: 165,198 · -19.1%
• By 2075: 129,416 · -36.6%
• By 2100: 96,222 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada, China, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Niagara

• 2024 margin: R (+14.9) · D 42.5% · R 57.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 1.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+9.7 2016: R+19.0 2012: D+0.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -231.77%
• Current HPI: 280.3295
• 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

-8.1% since first listed

6 events — show timeline

• 2026-03-31 Listed $170,000 WNYREIS
• 2025-05-31 Listing Removed — WNYREIS
• 2025-03-17 Price Changed $170,000 WNYREIS
• 2025-02-24 Price Changed $178,000 WNYREIS
• 2024-09-03 Price Changed $180,000 WNYREIS
• 2024-05-31 Listed $184,900 WNYREIS