5707 East Ln · Wanakah, NY 14085

$129,900

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 6 Days on market

Built 1939 4,360 sqft lot Est $163k · 20% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.9/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Sweet move-in ready Bungalow Ranch offers the opportunity to stop renting and start building equity! Featuring a spacious open floor plan, the bright living and dining areas flow together beautifully and are anchored by a stunning stone woodburning fireplace with airtight insert — creating the perfect cozy space to relax and entertain. This charming home includes two comfortable bedrooms, an updated kitchen remodeled in 2024, and a bathroom completed in 2021. Major updates have already been done for you, including newer appliances and mechanics, spray foam insulated attic (2024), furnace (2021), tear-off roof (2016), updated water lines, and sewer line replacement to the street i

Key facts

• Open floor plan
• Newer appliances
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• STONE WOODBURNING FIREPLACE
• UPDATED KITCHEN
• SPRAY FOAM INSULATED ATTIC
• NEWER APPLIANCES
• TEAR-OFF ROOF

Property features AI

Finance

• Other: Lot is rectangular and residential, approx. 40 x 109; Full fencing around the lot

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected; Cable available; High-speed internet available; Circuit breaker electrical service
• Home design: Single-story home; Resale property
• Construction: Composite siding; Spray foam insulation; Copper plumbing; Asphalt roof; Built (existing)
• Exterior features: Fully fenced yard; Gravel driveway; Shed(s) / exterior storage

Interior

• Kitchen: Free-standing range; Gas oven and gas range; Oven; Refrigerator; Solid surface counters; Eat-in kitchen
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Varied flooring types
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Gas forced-air heating; Window cooling units
• Interior features: Ceiling fans; Eat-in kitchen; Separate/formal living room; Combined living and dining area; Pull-down attic stairs; Solid surface counters; Programmable thermostat; Crawl space basement
• Laundry & utility: Washer and dryer on the main level; Tankless gas water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.4% vs local median 3.1% in Wanakah — 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 69/100 on livability (#508 in NY) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Frontier Central School District (suburban): math 54% / reading 55% proficiency, ranked #301 of 590 in NY (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 49 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $130k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.29% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $162,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5739 Dover Rd	0.38mi	2/1.0	704 (+4%)	3mo	$168,500	$239	74
2261 Oakley Pl	0.55mi	3/1.0 (+1)	774 (+14%)	21mo	$175,000	$226	28

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $456
• Equity at exit: $19,369

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $28,308
• Equity at exit: $11,231

Cash invested: $36,372 (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 14085

• Home prices YoY: -18.0%
• Active inventory: 49
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$249 /mo · $2,991/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $336

Break-even live

Break-even rent $1,246

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-05-09
   listed $129,900 Active
3. 2007-05-14
   soldstatus $60,000
4. 2005-08-24
   soldstatus $53,000
5. 1994-06-10
   soldstatus $56,000

ⓘ 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: $2,991 · $249/mo
• Projected year-2 tax: $2,991 · $249/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 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: $20,066
• − Mortgage interest: −$7,276
• − Property taxes: −$2,991
• − Insurance: −$650
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,779
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,519/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: Frontier Central School District
• NCES district ID: 3611670
• Math proficiency: 54% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $58,807
• Composite: 47.36/100
• National rank: #2291
• State rank: #301 of 590 in NY

Livability — Wanakah

• Score: 69/100
• State rank: #508
• US rank: #8972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,439

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 28% Slovak 2% Italian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Spanish 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: ▼ -72.78%
• Current HPI: 331.7429
• 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

+132.0% since first listed

5 events — show timeline

• 2026-05-15 Pending — WNYREIS
• 2026-05-09 Listed $129,900 WNYREIS
• 2007-05-14 Sold (Public Records) $60,000 Public Records
• 2005-08-24 Sold (Public Records) $53,000 Public Records
• 1994-06-10 Sold (Public Records) $56,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,991 · +0.5% YoY. Source: county tax records.