210 Ash St · South Lockport, NY 14094

$75,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 9 Days on market

Built 2017 Good condition Est $51k · 47% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 210 Ash St in Lockport NY! Step inside and experience the spacious, bright, and inviting open concept living and dining area. Perfect for both relaxing and entertaining. This well-maintained home offers 3 generous sized bedrooms, each complete with beautiful walk- in closets. The kitchen boasts with attractive cabinetry and comes fully equipped with matching all black appliances. Making it both stylish and functional. Conveniently located off the kitchen, you’ll find a tucked-away laundry room for added ease and organization. The primary bedroom suite is a true retreat- featuring two closets and a spacious bathroom for added convenience and comfort. Additional highlights in

Key facts

• Open concept living
• Durable vinyl siding
• Walk in closets

Tags

• OPEN CONCEPT LIVING
• WALK IN CLOSETS
• MATCHING ALL BLACK APPLIANCES
• TUCKED AWAY LAUNDRY ROOM
• DURABLE VINYL SIDING
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Financial info: Land lease: $855
• HOA & community: Community clubhouse; Community fitness center

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-wide mobile home; Single-story; Resale property; Shingle roof; Faces entry level
• Construction: Vinyl siding; Slab foundation; Existing (previously built)
• Exterior features: Blacktop driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Hardwood; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen/family room combo; Bedroom on main level; Main level primary; Primary suite
• Laundry & utility: Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.5% vs local median 1.5% in South Lockport — 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 66/100 on livability (#633 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: employment D+, schools F, crime F.
• Lockport City School District (town): math 44% / reading 49% proficiency, ranked #452 of 590 in NY (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.7%/yr); 357 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 167 units permitted in Niagara County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Niagara County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $75,000

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 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?
3. Crime grade is F 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?
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: 1.95% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.47%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $51,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Ash St	0.00mi	3/2.0	1,216 (0%)	0mo	$75,000	$62	100
149 Crestwood Dr	0.12mi	3/2.0	1,248 (+3%)	7mo	$25,000	$20	85
464 Jim Kelly Dr	0.25mi	2/2.0 (-1)	1,216 (0%)	2mo	$55,000	$45	82
288 Fox Hunt Dr	0.18mi	2/1.0 (-1)	1,164 (-4%)	2mo	$45,600	$39	74
349 S Brookside	0.17mi	3/1.0	1,100 (-10%)	0mo	$37,500	$34	72
378 Birchwood	0.22mi	3/2.0	1,095 (-10%)	2mo	$35,000	$32	71
433 Chestnut Dr	0.24mi	3/2.0	1,344 (+10%)	5mo	$55,000	$41	67
306 Dogwood Dr	0.14mi	2/2.0 (-1)	1,035 (-15%)	7mo	$43,000	$42	58
125 Sherwood Dr	0.39mi	2/1.0 (-1)	1,056 (-13%)	2mo	$55,500	$53	50
1352 Fernwood Dr	0.70mi	2/1.0 (-1)	1,152 (-5%)	4mo	$39,000	$34	46
643 Birchwood Dr	0.65mi	3/2.0	1,366 (+12%)	6mo	$69,000	$51	44
1158 Timberwood Ct	0.69mi	2/2.0 (-1)	1,064 (-12%)	6mo	$60,000	$56	37

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 · 3.67% rent growth · sell at horizon

5-year hold

• IRR: 33.0%
• Equity multiple: 2.41×
• Total profit: $29,512
• Equity at exit: $11,183

10-year hold

• IRR: 40.4%
• Equity multiple: 4.92×
• Total profit: $82,264
• Equity at exit: $6,485

Cash invested: $21,000 (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 14094

• Rents YoY: 3.7%
• Active inventory: 357
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $638

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 51%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5834 S Transit Rd Lockport, NY	2.0	1.0	1200	$1,600	$1.33	2d	1	1.04mi

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   listed $75,000 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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,568
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,182
• Taxable income: $6,874
• Est. tax owed @ 24.0%: −$1,650
• After-tax cash flow: $6,009/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and home value.
• Both Replace carpet — New carpet can improve comfort and aesthetics.
• Both Replace kitchen appliances — Modern appliances can increase appeal and value.
• Both Paint interior walls — Fresh paint can improve the home's appearance and value.
• Both Replace windows — New windows can improve energy efficiency and curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace carpet — New carpet can improve comfort and aesthetics. ↑
• Both Replace kitchen appliances — Modern appliances can increase appeal and value. ↑
• Both Paint interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Replace windows — New windows can improve energy efficiency and curb appeal. ↑

ⓘ 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: Lockport City School District
• NCES district ID: 3617670
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 49% ▲ 3.00%
• Median HH income: $43,793
• Composite: 39.28/100
• National rank: #3997
• State rank: #452 of 590 in NY

Livability — South Lockport

• Score: 66/100
• State rank: #633
• US rank: #11642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Lockport, NY
• County: Niagara County · 157,377 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 50,153
• Household income: $75,427
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 1112.0

Population outlook (Niagara County) Hauer SSP2

• Today (2025): 204,149 people
• By 2030: 197,900 · -3.1%
• By 2040: 182,239 · -10.7%
• By 2050: 165,198 · -19.1%
• By 2075: 129,416 · -36.6%
• By 2100: 96,222 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 6% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Niagara

• 2024 margin: R (+14.9) · D 42.5% · R 57.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 1.0pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+9.7 2016: R+19.0 2012: D+0.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -262.57%
• Current HPI: 303.6109
• Rent YoY: ▲ 3.67%
• 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

2 events — show timeline

• 2026-05-01 Pending — WNYREIS
• 2026-04-22 Listed $75,000 WNYREIS