8 Stoneridge Dr #219 · Blasdell, NY 14075

$55,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 202 Days on market

Built 2025 Fair condition $38/sqft · 31% below area Est $79k · 31% under ↓ 21% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2025
• Listed 202 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.7% vs local median 4.5% in Blasdell — 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 66/100 on livability (#643 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, schools D-, amenities F.
• Frontier Central School District (suburban): math 54% / reading 55% proficiency, ranked #301 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 262 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.24% ✓
• Cap rate: 28.70%
• Cash-on-cash: 80.02%
• DSCR: 4.56
• GRM: 2.6

CMA / ARV

• ARV (median comp): $79,250
• List price: $55,000
• Delta: -30.60%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 N Eaglecrest Dr	0.11mi	3/2.0	1,456 (0%)	8mo	$80,000	$55	88
54 N Eaglecrest Dr	0.25mi	3/2.0	1,456 (0%)	7mo	$95,000	$65	82
40 Brookridge Dr	0.32mi	3/2.0	1,456 (0%)	7mo	$75,000	$52	79
68 S Eaglecrest Dr	0.23mi	3/2.0	1,456 (0%)	17mo	$47,100	$32	75
37 Brookridge Dr	0.17mi	3/2.0	1,352 (-7%)	8mo	$77,700	$57	74
15 Waterview Pkwy	0.37mi	3/2.0	1,456 (0%)	14mo	$54,900	$38	72
74 Waterview Pkwy	0.50mi	2/1.0 (-1)	1,452 (-0%)	5mo	$80,000	$55	63
1 N Roxbury Dr	0.31mi	3/2.0	1,372 (-6%)	17mo	$48,000	$35	62
24 W Canyon Dr	0.47mi	3/2.0	1,352 (-7%)	15mo	$103,000	$76	54
38 Highridge Ter	0.52mi	2/2.0 (-1)	1,392 (-4%)	16mo	$48,500	$35	50
7 Jean Dr	0.40mi	3/2.0	1,274 (-12%)	16mo	$55,000	$43	48
47 Waterview Pkwy	0.50mi	2/1.0 (-1)	1,350 (-7%)	13mo	$70,000	$52	45

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 82.7%
• Equity multiple: 4.93×
• Total profit: $60,563
• Equity at exit: $8,201

10-year hold

• IRR: 86.5%
• Equity multiple: 11.03×
• Total profit: $154,439
• Equity at exit: $4,755

Cash invested: $15,400 (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 14075

• Rents YoY: 5.2%
• Active inventory: 262
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $1,027

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 37%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4819 Southwestern Blvd Hamburg, NY	2.0	2.0	1170	$2,055	$1.76	2d	1	1.19mi
4779 S Park Ave Hamburg, NY	2.0	2.0–2.5	1287	$1,875	$1.46	2d	3	1.24mi
4591 Southwestern Blvd Hamburg, NY	1.0–2.0	1.0	737	$1,415	$1.92	2d	12	1.33mi

Listing history 21 events

1. 2026-06-18
   days on market $55,000 Active 202 DOM
2. 2026-06-17
   days on market $55,000 Active 201 DOM
3. 2026-06-16
   days on market $55,000 Active 200 DOM
4. 2026-06-15
   days on market $55,000 Active 199 DOM
5. 2026-06-13
   days on market $55,000 Active 197 DOM
6. 2026-06-10
   days on market $55,000 Active 194 DOM
7. 2026-06-09
   days on market $55,000 Active 193 DOM
8. 2026-06-08
   days on market $55,000 Active 192 DOM
9. 2026-06-07
   days on market $55,000 Active 191 DOM
10. 2026-06-05
    days on market $55,000 Active 188 DOM
11. 2026-06-03
    days on market $55,000 Active 187 DOM
12. 2026-06-02
    days on market $55,000 Active 186 DOM
13. 2026-06-01
    days on market $55,000 Active 185 DOM
14. 2026-05-31
    days on market $55,000 Active 184 DOM
15. 2026-04-17
    price $55,000 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2026-02-24
    status Active 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

17. 2026-02-24
    price $65,000 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

18. 2026-02-17
    historical 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

19. 2026-02-02
    price $70,000 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

20. 2026-02-01
    price $69,500 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

21. 2025-11-21
    listed $70,000 Active 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,372
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$1,600
• Taxable income: $12,171
• Est. tax owed @ 24.0%: −$2,921
• After-tax cash flow: $9,401/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations, focusing on repairs to the deck and interior paint, to improve its resale and rental value.

Repairs flagged

• Major deck — snow accumulation
• Minor interior walls — faded paint

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Rental clear snow from deck — maintained deck is more inviting for potential tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
deck · snow accumulation	Major	$15,000–50,000
interior walls · faded paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Rental clear snow from deck — maintained deck is more inviting for potential tenants ↑

ⓘ 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: Frontier Central School District
• NCES district ID: 3611670
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $58,807
• Composite: 47.36/100
• National rank: #2291
• State rank: #301 of 590 in NY

Livability — Blasdell

• Score: 66/100
• State rank: #643
• US rank: #12059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 44,520
• Household income: $83,383
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 824.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 20% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -261.10%
• Current HPI: 300.2852
• Rent YoY: ▲ 5.21%
• 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

-21.4% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $55,000 Zillow
• 2026-02-24 Relisted — Zillow
• 2026-02-24 Price Changed $65,000 Zillow
• 2026-02-17 Delisted — Zillow
• 2026-02-02 Price Changed $70,000 Zillow
• 2026-02-01 Price Changed $69,500 Zillow
• 2025-11-21 Listed $70,000 Zillow