101 Golden Pond · Akron, NY 14001

$69,900

3 bd · 2.0 ba · 1,428 sqft · Manufactured public records · 4 Days on market

Built 1993 Est $83k · 16% 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 +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 3-bedroom, 2-bath manufactured home located in a well-maintained community. Offering a functional open-concept layout, the living room, dining area, and kitchen flow seamlessly together, creating a comfortable space for everyday living and entertaining. The primary suite features a private ensuite bathroom with a walk-in shower, while two additional bedrooms and a second full bath provide flexibility for family, guests, or a home office. Ample closet space throughout the home offers plenty of storage options. Enjoy additional living space in the enclosed back porch/sunroom, perfect for relaxing, hobbies, or enjoying the changing seasons. The attached 1.5-car garage

Key facts

• Enclosed back porch
• Extra storage
• Ample closet space

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE ENSUITE BATHROOM
• WALK-IN SHOWER
• AMPLE CLOSET SPACE
• ENCLOSED BACK PORCH
• EXTRA STORAGE

Property features AI

Finance

• Other: Resale/mobile-home park style living (land lease applies)
• Financial info: Land lease payment (monthly)
• HOA & community: Monthly association/land-lease fee

Exterior

• Parking: Attached garage with garage door opener; Approximately 1.5 garage spaces
• Utilities: Public water connected; Sewer connected; Cable available; High-speed internet available; Electric service (standard connections)
• Home design: Single-story double wide mobile home; Titan (Champion) model; Vinyl siding; Existing/resale property
• Construction: Vinyl siding construction; Double wide body type
• Exterior features: Concrete driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven and gas range; Range hood; Dishwasher; Refrigerator; Kitchen island; Eat-in kitchen; Pantry; Exhaust fan
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Skylights; Sliding glass doors; Ceiling fans; Cathedral ceilings; Separate formal dining room; Separate formal living room; Eat-in kitchen; Kitchen island; Pantry; Main level primary bedroom with bath; Living/dining room
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.3% vs local median 2.4% in Akron — 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 74/100 on livability (#297 in NY, #4,809 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, schools A; Watch: employment D+, amenities F, commute F.
• Akron Central School District (town): math 56% / reading 58% proficiency, ranked #272 of 590 in NY (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,900

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 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?
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: 1.74% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $82,824
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Golden Pond	0.04mi	3/2.0	1,456 (+2%)	7mo	$85,000	$58	89
62 Golden Pond Pkwy	0.02mi	3/2.0	1,352 (-5%)	16mo	$70,000	$52	77
100 Golden Pond Est Blvd	0.26mi	3/2.0	1,326 (-7%)	1mo	$57,000	$43	75
71 Golden Pond	0.27mi	3/2.0	1,404 (-2%)	12mo	$75,000	$53	75
79 Golden Pond	0.26mi	3/2.0	1,326 (-7%)	3mo	$94,900	$72	74
20 Golden Pond	0.04mi	3/2.0	1,213 (-15%)	2mo	$52,000	$43	72
215 Golden Pond	0.33mi	3/2.0	1,485 (+4%)	10mo	$108,000	$73	70
84 Pocono Park	0.33mi	3/2.0	1,568 (+10%)	2mo	$108,000	$69	67
165 Golden Pond	0.26mi	2/2.0 (-1)	1,372 (-4%)	15mo	$79,900	$58	64
44 Belmont Rd	0.23mi	2/1.5 (-1)	1,230 (-14%)	21mo	$82,900	$67	42

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: 27.2%
• Equity multiple: 2.13×
• Total profit: $22,088
• Equity at exit: $10,422

10-year hold

• IRR: 34.7%
• Equity multiple: 4.18×
• Total profit: $62,229
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $525

Break-even live

Break-even rent $551

Max offer price $69,900

Occupancy floor 52%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $69,900 Active 4 DOM
2. 2026-06-17
   days on market $69,900 Active 3 DOM
3. 2026-06-16
   days on market $69,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $69,900 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: $473 · $39/mo
• Projected year-2 tax: $827 · $69/mo
• Expected delta: +$354/yr (+$30/mo · 74.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $14,581
• − Mortgage interest: −$3,915
• − Property taxes: −$473
• − Insurance: −$350
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,033
• Taxable income: $5,477
• Est. tax owed @ 24.0%: −$1,314
• After-tax cash flow: $4,983/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: Akron Central School District
• NCES district ID: 3602430
• Math proficiency: 56% ▼ -13.00%
• Reading proficiency: 58% ▼ -1.00%
• Median HH income: $56,769
• Composite: 49.23/100
• National rank: #2035
• State rank: #272 of 590 in NY

Livability — Akron

• Score: 74/100
• State rank: #297
• US rank: #4809

Category grades

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

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

• 2026-06-14 Listed $69,900 WNYREIS

Property tax history

+9.5%/yr

Latest (2025): $473 · +25.7% YoY. Source: county tax records.