23 Ulrich Park Dr · Cassadaga, NY 14718

$34,900

3 bd · 2.0 ba · 952 sqft · Manufactured · 140 Days on market

Built 2011 Fair condition ↓ 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

PRICE REDUCED!! This 3 Br/2bath single-wide manufactured home is located in Ulrich Park about half a mile from the village of Cassadaga. No taxes. Monthly lot rent of $575/mo which includes water, sewer, trash and snow plowing service. It features laundry room, eat in kitchen, primary bedroom with full bath and the other bathroom for guests. Back porch leads to double carport and a shed for tool storage. Front porch leads to handicap accessible ramp. Appliances are included as well as washer and dryer. Title is available so you can close quickly pending approval of park application, pet policy and park rules. Owners will consider all reasonable offers!

Key facts

• Laundry room
• Eat in kitchen
• Double carport

Tags

• LAUNDRY ROOM
• EAT IN KITCHEN
• PRIMARY BEDROOM WITH FULL BATH
• BACK PORCH
• DOUBLE CARPORT
• SHED FOR TOOL STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#979 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Cassadaga Valley Central School District (rural): math 41% / reading 61% proficiency, ranked #372 of 590 in NY (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 127 units permitted in Chautauqua County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $725 of equity ($241 loan paydown + $484 appreciation (1.4% local appreciation)).
• Chautauqua County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 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?
6. 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?
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: 2.94% ✓
• Cap rate: 25.90%
• Cash-on-cash: 70.03%
• DSCR: 4.12
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 73.3%
• Equity multiple: 4.85×
• Total profit: $37,654
• Equity at exit: $12,624

10-year hold

• IRR: 74.0%
• Equity multiple: 9.90×
• Total profit: $87,007
• Equity at exit: $17,338

Cash invested: $9,772 (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 14718

• Home prices YoY: 0.5%
• Active inventory: 12
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $570

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 39%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $34,900 Active 140 DOM
2. 2026-06-18
   days on market $34,900 Active 139 DOM
3. 2026-06-17
   days on market $34,900 Active 138 DOM
4. 2026-06-16
   days on market $34,900 Active 137 DOM
5. 2026-06-15
   days on market $34,900 Active 136 DOM
6. 2026-06-14
   days on market $34,900 Active 134 DOM
7. 2026-06-12
   days on market $34,900 Active 133 DOM
8. 2026-06-09
   days on market $34,900 Active 130 DOM
9. 2026-06-08
   days on market $34,900 Active 129 DOM
10. 2026-06-07
    days on market $34,900 Active 128 DOM
11. 2026-06-03
    days on market $34,900 Active 124 DOM
12. 2026-06-02
    days on market $34,900 Active 123 DOM
13. 2026-06-01
    days on market $34,900 Active 122 DOM
14. 2026-05-31
    days on market $34,900 Active 121 DOM
15. 2026-05-30
    days on market $34,900 Active 120 DOM
16. 2026-04-26
    price $34,900 666-char remark

    Show marketing remark (666 chars)

    PRICE REDUCED!! This 3 Br/2bath single-wide manufactured home is located in Ulrich Park about half a mile from the village of Cassadaga. No taxes. Monthly lot rent of $575/mo which includes water, sewer, trash and snow plowing service. It features laundry room, eat in kitchen, primary bedroom with full bath and the other bathroom for guests. Back porch leads to double carport and a shed for tool storage. Front porch leads to handicap accessible ramp. Appliances are included as well as washer and dryer. Title is available so you can close quickly pending approval of park application, pet policy and park rules. Owners will consider all reasonable offers!

17. 2026-03-01
    price $39,900 666-char remark

    Show marketing remark (666 chars)

    PRICE REDUCED!! This 3 Br/2bath single-wide manufactured home is located in Ulrich Park about half a mile from the village of Cassadaga. No taxes. Monthly lot rent of $575/mo which includes water, sewer, trash and snow plowing service. It features laundry room, eat in kitchen, primary bedroom with full bath and the other bathroom for guests. Back porch leads to double carport and a shed for tool storage. Front porch leads to handicap accessible ramp. Appliances are included as well as washer and dryer. Title is available so you can close quickly pending approval of park application, pet policy and park rules. Owners will consider all reasonable offers!

18. 2026-01-30
    listed $45,000 Active 666-char remark

    Show marketing remark (666 chars)

    PRICE REDUCED!! This 3 Br/2bath single-wide manufactured home is located in Ulrich Park about half a mile from the village of Cassadaga. No taxes. Monthly lot rent of $575/mo which includes water, sewer, trash and snow plowing service. It features laundry room, eat in kitchen, primary bedroom with full bath and the other bathroom for guests. Back porch leads to double carport and a shed for tool storage. Front porch leads to handicap accessible ramp. Appliances are included as well as washer and dryer. Title is available so you can close quickly pending approval of park application, pet policy and park rules. Owners will consider all reasonable offers!

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 16 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: $12,326
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,015
• Taxable income: $6,685
• Est. tax owed @ 24.0%: −$1,604
• After-tax cash flow: $5,238/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 · 2 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home requires significant repairs, particularly to the roof and exterior siding, to improve its condition and value. Snow removal is also needed. The home has potential for substantial value increase with proper repairs and updates.

Repairs flagged

• Major roof — Snow-covered roof, potential ice damming
• Moderate exterior siding — Visible wear and tear

Value-add opportunities

• Both roof replacement — Critical safety and value improvement
• Both exterior siding repair — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Snow-covered roof, potential ice damming	Major	$15,000–50,000
exterior siding · Visible wear and tear	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both roof replacement — Critical safety and value improvement ↑
• Both exterior siding repair — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and enhances property value ↑

ⓘ 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: Cassadaga Valley Central School District
• NCES district ID: 3606660
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 61% ▲ 15.00%
• Median HH income: $46,654
• Composite: 43.22/100
• National rank: #3059
• State rank: #372 of 590 in NY

Livability — Cassadaga

• Score: 60/100
• State rank: #979
• US rank: #19142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,961

Population outlook (Chautauqua County) Hauer SSP2

• Today (2025): 123,454 people
• By 2030: 118,509 · -4.0%
• By 2040: 107,311 · -13.1%
• By 2050: 96,703 · -21.7%
• By 2075: 76,757 · -37.8%
• By 2100: 60,984 · -50.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 12% Slovak 1% Lithuanian 1%
• Foreign-born: 2%
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Chautauqua

• 2024 margin: Strong R (+22.0) · D 39.0% · R 61.0%
• 2008→2024 swing: -22.9pp toward R · 2008: 0.9pp · 2024: -22.0pp
• All cycles: 2024: R+22.0 2020: R+19.8 2016: R+24.6 2012: R+8.2 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.39%
• Current HPI: 280.4078
• 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

-22.4% since first listed

3 events — show timeline

• 2026-04-26 Price Changed $34,900 UNYREIS
• 2026-03-01 Price Changed $39,900 UNYREIS
• 2026-01-30 Listed $45,000 UNYREIS