775 Thomas · Angola on the Lake, NY 14006

$109,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured · 61 Days on market

Built 1999 ↓ 27% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

WOW!! This updated double wide Manufactured home offers a lot! In the nice Melody Meadows Estates on a double lot. Front foyer with W & D(included "as is") area. Updated kitchen with unique stone tile backsplash, stove, dishwasher, (included "as is") corner sink over looking windows to your front yard. And a reverse osmosis water system. The updated bathrooms have tile floors and custom fixtures and finishes. Open kitchen/din/living area with newer floor/carpet. Eat in kitchen or a formal dining or you can utilize as a second living/family room area. Primary bedroom newer carpet & updated primary bath, with sunken tub with stone tile surround, extra large walk

Key facts

• Tile floors
• Updated bathrooms
• Updated kitchen

Tags

• DOUBLE WIDE MANUFACTURED HOME
• UPDATED KITCHEN
• UNIQUE STONE TILE BACKSPLASH
• UPDATED BATHROOMS
• TILE FLOORS
• CUSTOM FIXTURES

Property features AI

Finance

• Financial info: Land lease: $585

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story (1 story); Double-wide mobile home; Resale property; City street frontage; Rectangular residential lot (approx. 50 x 150)
• Construction: Vinyl siding; Structural insulated panels; Attic/crawl hatchway(s) insulated; Crawl space foundation; Existing (not new construction)
• Exterior features: Concrete driveway; Shed(s) / exterior storage

Interior

• Kitchen: Free-standing range; Oven; Dishwasher
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Ceramic tile; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Entrance foyer; Eat-in kitchen; Combined living/dining room; Main level primary suite
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,000 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B+; Watch: employment D, schools F, amenities F.
• Evans-Brant Central School District (Lake Shore) (suburban): math 43% / reading 51% proficiency, ranked #424 of 590 in NY (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $754 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.0%
• Equity multiple: 1.08×
• Total profit: $2,307
• Equity at exit: $16,252

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $27,780
• Equity at exit: $9,424

Cash invested: $30,520 (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 14006

• Home prices YoY: -16.8%
• Active inventory: 102
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $313

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 72%

Sensitivity live

Price	-10% $389	-5% $351	+0% $313	+5% $276	+10% $238
Rent	-10% $207	-5% $260	+0% $313	+5% $367	+10% $420
Rate	-1.0pp $368	-0.5pp $341	base $313	+0.5pp $285	+1.0pp $256

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Center St Unit Rear Angola, NY	2.0	1.0	2340	$1,350	$0.58	25d	1	1.10mi

Listing history 11 events

1. 2026-05-05
   status Pending
2. 2026-04-17
   status Active
3. 2026-04-02
   historical Active Under Contract
4. 2026-03-20
   status Pending
5. 2026-02-20
   listed $109,000 Active
6. 2026-02-19
   historical
7. 2026-01-29
   price $109,000
8. 2025-12-05
   price $119,000
9. 2025-10-06
   price $125,000
10. 2025-09-10
    price $146,000
11. 2025-08-19
    listed $150,000 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 ≥94°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: $16,200
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,171
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,242/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: Evans-Brant Central School District (Lake Shore)
• NCES district ID: 3616560
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 51% ▲ 6.00%
• Median HH income: $56,433
• Composite: 40.89/100
• National rank: #3619
• State rank: #424 of 590 in NY

Livability — Angola on the Lake

• Score: 60/100
• State rank: #1000
• US rank: #19506

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Angola on the Lake, NY
• Population (ZIP): 9,354

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 3% Black 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 16% Italian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Asian/Pacific 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: ▼ -80.95%
• Current HPI: 401.7461
• 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

-27.3% since first listed

11 events — show timeline

• 2026-05-05 Pending — WNYREIS
• 2026-04-17 Relisted — WNYREIS
• 2026-04-02 Contingent — WNYREIS
• 2026-03-20 Pending — WNYREIS
• 2026-02-20 Listed $109,000 WNYREIS
• 2026-02-19 Listing Removed — WNYREIS
• 2026-01-29 Price Changed $109,000 WNYREIS
• 2025-12-05 Price Changed $119,000 WNYREIS
• 2025-10-06 Price Changed $125,000 WNYREIS
• 2025-09-10 Price Changed $146,000 WNYREIS
• 2025-08-19 Listed $150,000 WNYREIS