13 Lorraine Pl · West Seneca, NY 14224

$98,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 21 Days on market

Built 1984 436 sqft lot

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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
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained mobile home. "Bump out" and gas fireplace enhance the living room and add extra space. Bright kitchen has tons of cupboards and a generous breakfast bar. Large bathroom with garden tub and stand alone shower leads to the master bedroom with built in dressers. Newer concrete drive has carport. Yard includes nice large shed and a pretty yard.

Key facts

• Manicured back yard
• Covered breezeway
• Huge shed

Tags

• HUGE SHED
• COVERED BREEZEWAY
• MANICURED BACK YARD
• ADDITIONAL CARPORT
• ATTACHED INSULATED GARAGE
• EXPANDED LIVING ROOM

Property features AI

Finance

• Other: Resale property
• Financial info: Land lease amount: $432
• HOA & community: Land lease payment required

Exterior

• Parking: Attached garage with 1 garage space; Carport; Garage door opener
• Utilities: Public water (connected); Sewer connected; Electric with circuit breakers
• Home design: Single-story single-wide mobile home; Existing/resale condition; Asphalt architectural shingle roof; Pie-shaped lot on a private road
• Construction: Copper and PEX plumbing; See remarks for additional construction details
• Exterior features: Shed(s)/storage; See remarks for additional exterior details

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: 2 main-level bedrooms (both on the first floor)
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Ceiling fan(s); Eat-in kitchen; Separate/formal living room; Window treatments; Programmable thermostat; Workshop; Drapes; Thermal windows; Low threshold shower
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.7% in West Seneca — 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 79/100 on livability (#130 in NY, #2,089 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A-; Watch: amenities D, commute F.
• West Seneca Central School District (suburban): math 49% / reading 55% proficiency, ranked #336 of 590 in NY (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 201 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $35k; list at $98k implies a 180% gain — meaningful room to come down on a strong offer.

Recommended offer $96,530 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.59% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $61,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Burgundy Cir	0.05mi	2/1.0	980 (0%)	8mo	$56,500	$58	91
41 Burgundy Cir	0.09mi	2/1.0	980 (0%)	7mo	$88,900	$91	90
37 Burgundy Cir	0.08mi	2/1.0	980 (0%)	8mo	$59,000	$60	90
74 Burgundy Cir	0.11mi	2/1.0	980 (0%)	8mo	$90,000	$92	88
30 Marseille Ave	0.08mi	1/— (-1)	980 (0%)	5mo	$45,000	$46	88
49 Lorraine Pl	0.11mi	2/2.0	980 (0%)	6mo	$45,000	$46	86
6 Marseille Ave	0.07mi	2/2.0	980 (0%)	8mo	$75,000	$77	86
78 Burgundy Cir	0.12mi	2/1.0	980 (0%)	10mo	$98,000	$100	86
62 Marseille Ave	0.15mi	2/1.0	980 (0%)	9mo	$57,500	$59	85
65 Lorraine Pl	0.17mi	2/2.0	980 (0%)	7mo	$95,000	$97	83
26 Doucette St	0.23mi	2/1.0	980 (0%)	9mo	$56,000	$57	82
39 Carefree Ln	0.73mi	2/1.0	840 (-14%)	6mo	$52,500	$63	37

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $19,747
• Equity at exit: $14,612

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $63,121
• Equity at exit: $8,473

Cash invested: $27,440 (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 14224

• Active inventory: 201
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $559

Break-even live

Break-even rent $846

Max offer price $98,000

Occupancy floor 59%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2341 Union Rd West Seneca, NY	2.0	1.0	804	$2,005	$2.49	1d	1	0.70mi
101 Slate Creek Dr Cheektowaga, NY	1.0–2.0	1.0	677	$1,310	$1.93	1d	38	1.12mi
1291 Indian Church Rd Buffalo, NY	1.0–2.0	1.0–1.5	692	$1,150	$1.66	3d	1	1.18mi
65 Edgebrook Ests Buffalo, NY	1.0–2.0	1.0	720	$1,290	$1.79	44d	1	1.43mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $98,000 Pending 21 DOM
2. 2026-06-15
   days on market $98,000 Active 20 DOM
3. 2026-06-13
   days on market $98,000 Active 18 DOM
4. 2026-06-10
   days on market $98,000 Active 15 DOM
5. 2026-06-09
   days on market $98,000 Active 14 DOM
6. 2026-06-08
   days on market $98,000 Active 13 DOM
7. 2026-06-07
   days on market $98,000 Active 12 DOM
8. 2026-06-03
   days on market $98,000 Active 8 DOM
9. 2026-06-02
   days on market $98,000 Active 7 DOM
10. 2026-06-01
    days on market $98,000 Active 6 DOM
11. 2026-05-31
    days on market $98,000 Active 5 DOM
12. 2026-05-26
    listed $98,000 Active
13. 2018-09-07
    soldstatus $35,000 Closed Sale or Rented 373-char remark

    Show marketing remark (373 chars)

    Very well maintained mobile home. "Bump out" and gas fireplace enhance the living room and add extra space. Bright kitchen has tons of cupboards and a generous breakfast bar. Large bathroom with garden tub and stand alone shower leads to the master bedroom with built in dressers. Newer concrete drive has carport. Yard includes nice large shed and a pretty yard.

14. 2018-07-11
    status Under Contract- Do Not Show 373-char remark

    Show marketing remark (373 chars)

    Very well maintained mobile home. "Bump out" and gas fireplace enhance the living room and add extra space. Bright kitchen has tons of cupboards and a generous breakfast bar. Large bathroom with garden tub and stand alone shower leads to the master bedroom with built in dressers. Newer concrete drive has carport. Yard includes nice large shed and a pretty yard.

15. 2018-06-27
    listed $36,900 Active 373-char remark

    Show marketing remark (373 chars)

    Very well maintained mobile home. "Bump out" and gas fireplace enhance the living room and add extra space. Bright kitchen has tons of cupboards and a generous breakfast bar. Large bathroom with garden tub and stand alone shower leads to the master bedroom with built in dressers. Newer concrete drive has carport. Yard includes nice large shed and a pretty yard.

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,508 · $126/mo
• Expected delta: +$148/yr (+$12/mo · 10.9%)

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

Taxation est. · year 1

• Rental income: $18,640
• − Mortgage interest: −$5,490
• − Property taxes: −$1,360
• − Insurance: −$490
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$2,851
• Taxable income: $5,468
• Est. tax owed @ 24.0%: −$1,312
• After-tax cash flow: $5,397/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: West Seneca Central School District
• NCES district ID: 3630780
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $54,231
• Composite: 44.83/100
• National rank: #2735
• State rank: #336 of 590 in NY

Livability — West Seneca

• Score: 79/100
• State rank: #130
• US rank: #2089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Seneca, NY
• City population: 41,101
• Population (ZIP): 41,101

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 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 22% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% 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: ▼ -211.03%
• Current HPI: 303.7523
• 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

+165.6% since first listed

4 events — show timeline

• 2026-05-26 Listed $98,000 WNYREIS
• 2018-09-07 Sold (MLS) $35,000 WNYREIS
• 2018-07-11 Pending — WNYREIS
• 2018-06-27 Listed $36,900 WNYREIS

Property tax history

+7.3%/yr

Latest (2025): $1,360 · +2.0% YoY. Source: county tax records.