46 Lakewood Vlg · Medina, NY 14103

$87,500

2 bd · 1.0 ba · 988 sqft · Manufactured public records · 4 Days on market

Built 2007

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Why this score? — see what drove the C+ 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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +4.9/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very well maintained single wide mobile in Lakewood Village Mobile Home Park. The home is a 2007 with 2 bedrooms, an open kitchen-living room area and a bright front room that would make a great breakfast area or sun room. The kitchen has lots of cupboards and counter space. Seller is leaving all appliances.

Key facts

• Lovely deck
• Flowers abound
• Solid cabinets

Tags

• SOLID CABINETS
• LOTS OF COUNTER SPACE
• LOVELY DECK
• ELECTRIC CHARGING PORT
• PLENTY OF PARKING SPACES
• FLOWERS ABOUND

Property features AI

Finance

• HOA & community: Land lease: $550

Exterior

• Parking: No garage; Electric vehicle charging station(s)
• Utilities: Cable available; Public water connected; Sewer connected; Electric service (implied)
• Home design: Single-wide mobile home; Titan Homes manufacture; Single-story; Resale property
• Construction: Vinyl siding; Asphalt roof; Existing structure
• Exterior features: Blacktop driveway; Shed(s) and storage structure(s); Rectangular lot; Private road access

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast area; Separate/formal living room; Pantry; Main level primary
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $88k).
• Cap rate 8.6% vs local median 4.9% in Medina — 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 72/100 on livability (#344 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Medina Central School District (town): math 37% / reading 38% proficiency, ranked #548 of 590 in NY (top 93%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clifford Wise Intermediate School (math 17% / reading 34%, grade F, #1,821 of 2,108 statewide, top 86%, 395 students, 55% FRL); Medina Junior-Senior High School (math 67% / reading 52%, grade C+, #851 of 1,100 statewide, top 80%, 614 students, 46% FRL).
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $374 of equity ($605 loan paydown + $-231 appreciation (-0.3% local appreciation)).
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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.
• Current owner paid $38k; list at $88k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $87,500

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. Crime grade is D 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?
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: 1.03% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $35,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Lakewood Vlg	0.13mi	3/1.0 (+1)	980 (-1%)	14mo	$35,000	$36	76
89 Lakewood Vlg	0.20mi	2/2.0	1,056 (+7%)	10mo	$58,000	$55	67
4 Pebbleridge	0.75mi	2/1.0	980 (-1%)	22mo	$28,200	$29	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.29×
• Total profit: $7,092
• Equity at exit: $24,258

10-year hold

• IRR: 11.6%
• Equity multiple: 2.23×
• Total profit: $30,199
• Equity at exit: $28,257

Cash invested: $24,500 (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 14103

• Home prices YoY: -0.1%
• Active inventory: 58
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $169

Break-even live

Break-even rent $686

Max offer price $87,500

Occupancy floor 76%

Sensitivity live

Price	-10% $218	-5% $194	+0% $169	+5% $144	+10% $119
Rent	-10% $98	-5% $133	+0% $169	+5% $204	+10% $240
Rate	-1.0pp $213	-0.5pp $191	base $169	+0.5pp $146	+1.0pp $123

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Park Ave Unit 2 Medina, NY	1.0	1.0	600	$900	$1.50	3d	1	0.61mi

Listing history 4 events

1. 2026-06-21
   days on market $87,500 Active 4 DOM
2. 2026-06-21
   days on market $87,500 Active 3 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $87,500 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: $562 · $47/mo
• Projected year-2 tax: $1,020 · $85/mo
• Expected delta: +$459/yr (+$38/mo · 81.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°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: $10,800
• − Mortgage interest: −$4,901
• − Property taxes: −$562
• − Insurance: −$438
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,545
• Taxable income: $626
• Est. tax owed @ 24.0%: −$150
• After-tax cash flow: $1,876/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: Medina Central School District
• NCES district ID: 3618960
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 38% ▼ -6.00%
• Median HH income: $43,046
• Composite: 31.76/100
• National rank: #5901
• State rank: #548 of 590 in NY

Livability — Medina

• Score: 72/100
• State rank: #344
• US rank: #5814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Medina, NY
• City population: 10,836
• Population (ZIP): 10,836

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 6% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 89% English-only · Spanish 5% German/W. Germanic 3% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.26%
• Current HPI: 307.0342
• 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

+34.8% since first listed

19 events — show timeline

• 2026-06-17 Listed $87,500 WNYREIS
• 2020-09-04 Sold (MLS) $38,000 UNYREIS
• 2020-09-04 Sold (MLS) $38,000 WNYREIS
• 2020-07-06 Pending — UNYREIS
• 2020-07-06 Pending — WNYREIS
• 2020-05-04 Relisted — WNYREIS
• 2020-05-04 Relisted — UNYREIS
• 2020-03-18 Contingent — UNYREIS
• 2020-03-18 Contingent — WNYREIS
• 2019-10-03 Price Changed $44,900 UNYREIS
• 2019-10-03 Price Changed $44,900 WNYREIS
• 2019-08-21 Price Changed $49,900 UNYREIS
• 2019-08-21 Price Changed $49,900 WNYREIS
• 2019-07-22 Price Changed $54,900 WNYREIS
• 2019-07-22 Price Changed $54,900 UNYREIS
• 2019-05-20 Price Changed $59,900 UNYREIS
• 2019-05-20 Price Changed $59,900 WNYREIS
• 2019-04-24 Listed $64,900 UNYREIS
• 2019-04-24 Listed $64,900 WNYREIS

Property tax history

+0.7%/yr

Latest (2018): $562 · -0.1% YoY. Source: county tax records.