95 Quarry Hl · Akron, NY 14001

$45,000

2 bd · 1.5 ba · 980 sqft · Manufactured public records · 36 Days on market

Built 1978 $46/sqft · 29% below area Est $64k · 29% under

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Why this score? — see what drove the A- 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 +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a place to call home, this well maintained mobile home is ready for you! With 2 good sized bedrooms and kitchen equipped with all appliances and family room with wood burning fireplace. Outside offers patio along with shed for your summer nights. Lot Rent of $628 includes taxes.

Key facts

• Small private patio
• 10 yrs old roof
• Dry bar

Tags

• WOOD BURNING FIRE PLACE
• DRY BAR
• SMALL PRIVATE PATIO
• 10 YRS OLD ROOF
• BRAND NEW HOT WATER TANK

Property features AI

Finance

• Other: Resale property
• Financial info: Land lease amount: $735
• HOA & community: Monthly land lease

Exterior

• Parking: Carport
• Utilities: Public water connected; Sewer connected
• Home design: Single-wide mobile home (Holiday Cottage); 1 story; Existing condition
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Blacktop driveway; Rectangular residential lot; City street and private road frontage

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 main-level bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Separate/formal living room; 7 total rooms; Living room; Family room
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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.
• Clarence Central School District (suburban): math 70% / reading 76% proficiency, ranked #94 of 590 in NY (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($44k) 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.34%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (median comp): $63,684
• List price: $45,000
• Delta: -29.34%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Quarry Hill Ests	0.09mi	2/2.0	1,000 (+2%)	1mo	$72,000	$72	89
110 Quarry Hl	0.07mi	2/1.5	980 (0%)	14mo	$12,500	$13	85
181 Quarry Hl	0.14mi	2/1.0	980 (0%)	11mo	$38,900	$40	82
182 Quarry Hill Ests	0.16mi	3/2.0 (+1)	1,056 (+8%)	10mo	$77,000	$73	64
—	0.13mi	3/2.0 (+1)	1,056 (+8%)	22mo	$60,000	$57	56

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: 40.2%
• Equity multiple: 2.72×
• Total profit: $21,684
• Equity at exit: $6,710

10-year hold

• IRR: 46.5%
• Equity multiple: 5.46×
• Total profit: $56,169
• Equity at exit: $3,891

Cash invested: $12,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $455

Break-even live

Break-even rent $347

Max offer price $45,000

Occupancy floor 46%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $45,000 Active 36 DOM
2. 2026-06-17
   days on market $45,000 Active 35 DOM
3. 2026-06-16
   days on market $45,000 Active 34 DOM
4. 2026-06-15
   days on market $45,000 Active 33 DOM
5. 2026-06-13
   days on market $45,000 Active 31 DOM
6. 2026-06-13
   days on market $45,000 Active 30 DOM
7. 2026-06-10
   days on market $45,000 Active 28 DOM
8. 2026-06-09
   days on market $45,000 Active 27 DOM
9. 2026-06-08
   days on market $45,000 Active 26 DOM
10. 2026-06-07
    days on market $45,000 Active 25 DOM
11. 2026-06-03
    days on market $45,000 Active 21 DOM
12. 2026-06-02
    days on market $45,000 Active 20 DOM
13. 2026-06-01
    days on market $45,000 Active 19 DOM
14. 2026-05-31
    days on market $45,000 Active 18 DOM
15. 2026-05-13
    listed $45,000 Active 469-char remark
16. 2024-05-13
    soldstatus $45,000 Closed 291-char remark

    Show marketing remark (291 chars)

    Looking for a place to call home, this well maintained mobile home is ready for you! With 2 good sized bedrooms and kitchen equipped with all appliances and family room with wood burning fireplace. Outside offers patio along with shed for your summer nights. Lot Rent of $628 includes taxes.

17. 2024-04-24
    status Pending 291-char remark

    Show marketing remark (291 chars)

    Looking for a place to call home, this well maintained mobile home is ready for you! With 2 good sized bedrooms and kitchen equipped with all appliances and family room with wood burning fireplace. Outside offers patio along with shed for your summer nights. Lot Rent of $628 includes taxes.

18. 2024-03-19
    listed $40,000 Active 291-char remark

    Show marketing remark (291 chars)

    Looking for a place to call home, this well maintained mobile home is ready for you! With 2 good sized bedrooms and kitchen equipped with all appliances and family room with wood burning fireplace. Outside offers patio along with shed for your summer nights. Lot Rent of $628 includes taxes.

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $495 · $41/mo
• Expected delta: +$265/yr (+$22/mo · 115.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°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: $11,073
• − Mortgage interest: −$2,521
• − Property taxes: −$230
• − Insurance: −$225
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$1,309
• Taxable income: $5,017
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,257/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: Clarence Central School District
• NCES district ID: 3607590
• Math proficiency: 70% ▼ -9.00%
• Reading proficiency: 76% ▲ 2.00%
• Median HH income: $81,568
• Composite: 64.85/100
• National rank: #514
• State rank: #94 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

+12.5% since first listed

4 events — show timeline

• 2026-05-13 Listed $45,000 WNYREIS
• 2024-05-13 Sold (MLS) $45,000 WNYREIS
• 2024-04-24 Pending — WNYREIS
• 2024-03-19 Listed $40,000 WNYREIS

Property tax history

+10.9%/yr

Latest (2025): $230 · +8.7% YoY. Source: county tax records.