7898 Boston State Rd #28 · North Boston, NY 14075

$59,899

2 bd · 1.0 ba · 840 sqft · Manufactured · 105 Days on market

Built 2023 Good condition ↓ 33% 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
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller willing to consider offers between $59,900 and $79,000Welcome to unit #28 at 7898 Boston State Road - a beautifully maintained 2023 manufactured home located in the heart of Hamburg. This 2-bedroom, 1-bath home stands out as one of the nicest units in the park, offering modern finishes and low maintenance living. Step inside to a bright , efficient layout featuring first-floor laundry for everyday convenience. The kitchen comes fully equipped with a dishwasher, refrigerator, and stove , making it completely move-in ready. Thoughtfully designed living spaces create a comfortable and functional flow through the home. Enjoy your private porch, perfect for relaxing with your morning coffee or unwinding at the end of the day. Located close to shopping, restaurants, parks, and major routes, this home provides easy access to all of Hamburg’s top amenities while maintaining a quiet community feel. Whether you’re downsizing, buying your first home , or looking for affordable, modern living, unit #28 offers exceptional value in a highly desirable location.

Key facts

• Private porch
• First floor laundry
• Quiet community feel

Tags

• FIRST FLOOR LAUNDRY
• PRIVATE PORCH
• MODERN FINISHES
• MOVE IN READY
• QUIET COMMUNITY FEEL
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 2.0% in North Boston — 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 60/100 on livability (#988 in NY) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, cost of living B; Watch: schools C-, amenities F, commute F.
• Hamburg Central School District (suburban): math 46% / reading 66% proficiency, ranked #267 of 590 in NY (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.2%/yr); 262 active listings in the ZIP; 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 $414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $54,508 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.36% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.31%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.21% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.28×
• Total profit: $38,311
• Equity at exit: $8,931

10-year hold

• IRR: 56.9%
• Equity multiple: 7.26×
• Total profit: $104,908
• Equity at exit: $5,179

Cash invested: $16,772 (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 14075

• Rents YoY: 5.2%
• Active inventory: 262
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $703

Break-even live

Break-even rent $524

Max offer price $59,899

Occupancy floor 45%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $59,899 Active 105 DOM
2. 2026-06-17
   days on market $59,899 Active 104 DOM
3. 2026-06-16
   days on market $59,899 Active 103 DOM
4. 2026-06-15
   days on market $59,899 Active 102 DOM
5. 2026-06-13
   days on market $59,899 Active 100 DOM
6. 2026-06-13
   days on market $59,899 Active 99 DOM
7. 2026-06-10
   days on market $59,899 Active 97 DOM
8. 2026-06-09
   days on market $59,899 Active 96 DOM
9. 2026-06-08
   days on market $59,899 Active 95 DOM
10. 2026-06-07
    days on market $59,899 Active 94 DOM
11. 2026-06-05
    days on market $59,899 Active 91 DOM
12. 2026-06-03
    days on market $59,899 Active 90 DOM
13. 2026-06-02
    days on market $59,899 Active 89 DOM
14. 2026-06-01
    days on market $59,899 Active 88 DOM
15. 2026-05-31
    days on market $59,899 Active 87 DOM
16. 2026-04-11
    price $59,899 1081-char remark

    Show marketing remark (1081 chars)

    Seller willing to consider offers between $59,900 and $79,000Welcome to unit #28 at 7898 Boston State Road - a beautifully maintained 2023 manufactured home located in the heart of Hamburg. This 2-bedroom, 1-bath home stands out as one of the nicest units in the park, offering modern finishes and low maintenance living. Step inside to a bright , efficient layout featuring first-floor laundry for everyday convenience. The kitchen comes fully equipped with a dishwasher, refrigerator, and stove , making it completely move-in ready. Thoughtfully designed living spaces create a comfortable and functional flow through the home. Enjoy your private porch, perfect for relaxing with your morning coffee or unwinding at the end of the day. Located close to shopping, restaurants, parks, and major routes, this home provides easy access to all of Hamburg’s top amenities while maintaining a quiet community feel. Whether you’re downsizing, buying your first home , or looking for affordable, modern living, unit #28 offers exceptional value in a highly desirable location.

17. 2026-03-05
    listed $59,900 Active 1081-char remark

    Show marketing remark (1081 chars)

    Seller willing to consider offers between $59,900 and $79,000Welcome to unit #28 at 7898 Boston State Road - a beautifully maintained 2023 manufactured home located in the heart of Hamburg. This 2-bedroom, 1-bath home stands out as one of the nicest units in the park, offering modern finishes and low maintenance living. Step inside to a bright , efficient layout featuring first-floor laundry for everyday convenience. The kitchen comes fully equipped with a dishwasher, refrigerator, and stove , making it completely move-in ready. Thoughtfully designed living spaces create a comfortable and functional flow through the home. Enjoy your private porch, perfect for relaxing with your morning coffee or unwinding at the end of the day. Located close to shopping, restaurants, parks, and major routes, this home provides easy access to all of Hamburg’s top amenities while maintaining a quiet community feel. Whether you’re downsizing, buying your first home , or looking for affordable, modern living, unit #28 offers exceptional value in a highly desirable location.

18. 2025-09-10
    historical
19. 2025-08-25
    price $79,900
20. 2025-03-11
    listed $89,900 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,968
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$299
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$1,743
• Taxable income: $7,957
• Est. tax owed @ 24.0%: −$1,910
• After-tax cash flow: $6,528/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 · 1 photo

Good 80/100 Cosmetic rehab

This 2023 manufactured home is in excellent condition with modern finishes and low maintenance living. It is move-in ready and offers a comfortable and functional layout.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping and snow removal — Improves curb appeal and makes the property more attractive for potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping and snow removal — Improves curb appeal and makes the property more attractive for potential buyers or renters. ↑

ⓘ 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: Hamburg Central School District
• NCES district ID: 3613350
• Math proficiency: 46% ▼ -26.00%
• Reading proficiency: 66% ▲ 3.00%
• Median HH income: $68,342
• Composite: 49.43/100
• National rank: #2006
• State rank: #267 of 590 in NY

Livability — North Boston

• Score: 60/100
• State rank: #988
• US rank: #19330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Boston, NY
• 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

-33.4% since first listed

5 events — show timeline

• 2026-04-11 Price Changed $59,899 WNYREIS
• 2026-03-05 Listed $59,900 WNYREIS
• 2025-09-10 Listing Removed — WNYREIS
• 2025-08-25 Price Changed $79,900 WNYREIS
• 2025-03-11 Listed $89,900 WNYREIS