29 Xavier Rd · Clarence, NY 14031

$92,900

2 bd · 2.0 ba · 858 sqft · Manufactured public records · 16 Days on market

Built 2019 436 sqft lot Est $82k · 14% over

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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
• Schools +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2 bedroom, 2 bath 2019 Ranch in Rock Oak Community - taxes included in lot rent, which includes water and cable. Open floor plan with spacious living room and adjoining dining room. In-unit laundry plus plenty of pantry space. Large lot with shed. Rock Oak has a member clubhouse with recreation room, fitness room and common area. Purchaser must complete Rock Oak application after offer has been accepted. Open House Saturday, 6/6/26 from 11-1.

Key facts

• Open floor plan
• Recreation room
• In-unit laundry

Tags

• RANCH IN ROCK OAK COMMUNITY
• OPEN FLOOR PLAN
• IN-UNIT LAUNDRY
• LARGE LOT
• MEMBER CLUBHOUSE
• RECREATION ROOM

Property features AI

Finance

• Other: Resale property
• Financial info: Land lease amount: monthly fee applies
• HOA & community: Monthly association/land-lease fee

Exterior

• Parking: One-car garage; Carport
• Utilities: Public water (connected); Sewer connected; Electric with fuses
• Home design: Double-wide mobile home; Single-story
• Construction: Aluminum siding; Flat roof; Existing construction
• Exterior features: Concrete driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Dishwasher; Free-standing range; Oven; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Great room; Bedroom on main level
• Laundry & utility: Laundry room on the first floor; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 1.3% in Clarence — 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 65/100 on livability (#707 in NY) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: cost of living 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: 77 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 $642 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 $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,506 (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 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: 1.65% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.71%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $81,510
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Budd Ave	0.11mi	2/1.0	840 (-2%)	18mo	$80,000	$95	72

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: 23.0%
• Equity multiple: 1.94×
• Total profit: $24,574
• Equity at exit: $13,852

10-year hold

• IRR: 31.0%
• Equity multiple: 3.78×
• Total profit: $72,405
• Equity at exit: $8,032

Cash invested: $26,012 (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 14031

• Home prices YoY: -16.4%
• Active inventory: 77
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$487
• Tax from tax record: −$66 /mo · $787/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $622

Break-even live

Break-even rent $749

Max offer price $92,900

Occupancy floor 54%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $92,900 Active 16 DOM
2. 2026-06-17
   days on market $92,900 Active 15 DOM
3. 2026-06-16
   days on market $92,900 Active 14 DOM
4. 2026-06-15
   days on market $92,900 Active 13 DOM
5. 2026-06-13
   days on market $92,900 Active 11 DOM
6. 2026-06-13
   days on market $92,900 Active 10 DOM
7. 2026-06-10
   days on market $92,900 Active 8 DOM
8. 2026-06-09
   days on market $92,900 Active 7 DOM
9. 2026-06-08
   days on market $92,900 Active 6 DOM
10. 2026-06-07
    days on market $92,900 Active 5 DOM
11. 2026-06-02
    remarks 456-char remark
12. 2026-06-02
    listed $92,900 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: $787 · $66/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$392/yr (+$33/mo · 49.8%)

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

Taxation est. · year 1

• Rental income: $18,437
• − Mortgage interest: −$5,204
• − Property taxes: −$787
• − Insurance: −$464
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$2,703
• Taxable income: $6,329
• Est. tax owed @ 24.0%: −$1,519
• After-tax cash flow: $5,949/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 — Clarence

• Score: 65/100
• State rank: #707
• US rank: #13415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,741

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 13% Portuguese 2% Scotch-Irish 2%
• Foreign-born: 7% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -67.27%
• Current HPI: 344.136
• 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

• 2026-06-02 Listed $92,900 WNYREIS

Property tax history

+27.6%/yr

Latest (2025): $787 · -0.6% YoY. Source: county tax records.