12 N Whispering Ln · Blasdell, NY 14075

$39,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 160 Days on market

Built 1986 $42/sqft · at area comps Est $41k · at est. ↓ 44% since listing

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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
• ARV discount +9.6/15.0
• Schools +4.7/10.0
• Rent growth +3.8/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for an affordable place to call your own? You can start here with this move in ready 2 bedroom, 1 bath mobile home in the Brook Gardens park. This home offers close proximity to shopping, restaurants and is minutes from Buffalo. The large open concept living room and dining area to the kitchen will be great for entertaining. The sliding glass door leading to the covered deck and small fenced lawn will offer privacy. The one car detached garage also offers ample storage. Lot rent includes water, taxes and garbage removal.

Key facts

• Covered deck
• Small fenced lawn
• Move in ready

Tags

• MOVE IN READY
• OPEN CONCEPT LIVING ROOM
• COVERED DECK
• SMALL FENCED LAWN
• AMPLE STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $922 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $34k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.7% vs local median 4.5% in Blasdell — 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 (#643 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute 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.
• Zoned schools: Big Tree Elementary School (math 42% / reading 57%, grade D, #1,085 of 2,108 statewide, top 56%, 540 students, 38% FRL); Frontier Middle School (math 38% / reading 53%, grade D+, #337 of 729 statewide, top 47%, 1,071 students, 34% FRL); Frontier Senior High School (math 97% / reading 95%, grade A+, #68 of 1,100 statewide, top 6%, 1,352 students, 31% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 264 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $18k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $34,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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: 3.97% ✓
• Cap rate: 34.66%
• Cash-on-cash: 101.30%
• DSCR: 5.51
• GRM: 2.1

CMA / ARV

• ARV (median comp): $40,881
• List price: $39,000
• Delta: -4.60%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Vibernum Dr	0.04mi	2/1.0	924 (0%)	10mo	$26,000	$28	90
32 Brookridge Dr	0.30mi	2/1.0	924 (0%)	2mo	$37,250	$40	85
10 Vibernum Dr	0.04mi	3/1.0 (+1)	924 (0%)	10mo	$23,500	$25	84
32 Waterview Pkwy	0.18mi	2/1.0	936 (+1%)	8mo	$25,000	$27	83
37 Waterview Pkwy	0.20mi	2/1.0	924 (0%)	11mo	$56,000	$61	81
41 S Roxbury Dr	0.16mi	3/2.0 (+1)	924 (0%)	3mo	$40,000	$43	81
52 Waterview Pkwy	0.21mi	3/2.0 (+1)	924 (0%)	3mo	$65,000	$70	79
8 N Eaglecrest Dr	0.29mi	2/1.0	924 (0%)	13mo	$31,000	$34	76
50 S Roxbury Dr	0.26mi	3/2.0 (+1)	924 (0%)	6mo	$84,900	$92	74
87 Waterview Pkwy	0.43mi	2/1.5	924 (0%)	11mo	$46,000	$50	69
69 S Eaglecrest Dr	0.39mi	2/2.0	994 (+8%)	3mo	$52,500	$53	63
17 Rippleway Dr	0.32mi	3/1.0 (+1)	1,036 (+12%)	1mo	$28,000	$27	59

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 · 5.21% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.12×
• Total profit: $55,953
• Equity at exit: $5,815

10-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $139,602
• Equity at exit: $3,372

Cash invested: $10,920 (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 14075

• Rents YoY: 5.2%
• Active inventory: 264
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $922

Break-even live

Break-even rent $381

Max offer price $39,000

Occupancy floor 35%

Sensitivity live

Price	-10% $944	-5% $933	+0% $922	+5% $911	+10% $900
Rent	-10% $800	-5% $861	+0% $922	+5% $983	+10% $1,044
Rate	-1.0pp $941	-0.5pp $932	base $922	+0.5pp $912	+1.0pp $901

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3580 Sowles Rd Hamburg, NY	2.0	1.0	850	$1,450	$1.71	3d	1	1.14mi
4819 Southwestern Blvd Hamburg, NY	2.0	2.0	1170	$2,055	$1.76	3d	1	1.20mi
4600 Southwestern Blvd Hamburg, NY	1.0–2.0	1.0	725	$1,750	$2.41	3d	13	1.34mi
4591 Southwestern Blvd Hamburg, NY	1.0–2.0	1.0	737	$1,415	$1.92	3d	12	1.49mi

Listing history 17 events

1. 2026-05-31
   days on market $39,000 Active 160 DOM
2. 2026-04-07
   price $39,000 534-char remark

   Show marketing remark (534 chars)

   Looking for an affordable place to call your own? You can start here with this move in ready 2 bedroom, 1 bath mobile home in the Brook Gardens park. This home offers close proximity to shopping, restaurants and is minutes from Buffalo. The large open concept living room and dining area to the kitchen will be great for entertaining. The sliding glass door leading to the covered deck and small fenced lawn will offer privacy. The one car detached garage also offers ample storage. Lot rent includes water, taxes and garbage removal.

3. 2026-03-10
   price $45,000 534-char remark

   Show marketing remark (534 chars)

   Looking for an affordable place to call your own? You can start here with this move in ready 2 bedroom, 1 bath mobile home in the Brook Gardens park. This home offers close proximity to shopping, restaurants and is minutes from Buffalo. The large open concept living room and dining area to the kitchen will be great for entertaining. The sliding glass door leading to the covered deck and small fenced lawn will offer privacy. The one car detached garage also offers ample storage. Lot rent includes water, taxes and garbage removal.

4. 2026-02-03
   price $49,000 534-char remark

   Show marketing remark (534 chars)

   Looking for an affordable place to call your own? You can start here with this move in ready 2 bedroom, 1 bath mobile home in the Brook Gardens park. This home offers close proximity to shopping, restaurants and is minutes from Buffalo. The large open concept living room and dining area to the kitchen will be great for entertaining. The sliding glass door leading to the covered deck and small fenced lawn will offer privacy. The one car detached garage also offers ample storage. Lot rent includes water, taxes and garbage removal.

5. 2026-01-10
   price $55,000 534-char remark

   Show marketing remark (534 chars)

   Looking for an affordable place to call your own? You can start here with this move in ready 2 bedroom, 1 bath mobile home in the Brook Gardens park. This home offers close proximity to shopping, restaurants and is minutes from Buffalo. The large open concept living room and dining area to the kitchen will be great for entertaining. The sliding glass door leading to the covered deck and small fenced lawn will offer privacy. The one car detached garage also offers ample storage. Lot rent includes water, taxes and garbage removal.

6. 2025-12-22
   listed $57,000 Active 534-char remark

   Show marketing remark (534 chars)

   Looking for an affordable place to call your own? You can start here with this move in ready 2 bedroom, 1 bath mobile home in the Brook Gardens park. This home offers close proximity to shopping, restaurants and is minutes from Buffalo. The large open concept living room and dining area to the kitchen will be great for entertaining. The sliding glass door leading to the covered deck and small fenced lawn will offer privacy. The one car detached garage also offers ample storage. Lot rent includes water, taxes and garbage removal.

7. 2025-03-12
   historical
8. 2024-12-05
   listed $50,000 Active
9. 2024-11-22
   historical
10. 2024-11-07
    price $55,000
11. 2024-08-06
    price $65,000
12. 2024-07-15
    price $77,000
13. 2024-05-22
    listed $79,900 Active
14. 2023-12-27
    status Pending
15. 2023-07-28
    soldstatus $70,000 Closed
16. 2023-07-17
    status Pending Sale
17. 2023-06-27
    listed $69,900 Active

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,576
• − Mortgage interest: −$2,185
• − Property taxes: −$964
• − Insurance: −$195
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$1,135
• Taxable income: $11,126
• Est. tax owed @ 24.0%: −$2,670
• After-tax cash flow: $8,392/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 — Blasdell

• Score: 66/100
• State rank: #643
• US rank: #12059

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 714,559 people
• Metro: Buffalo-Cheektowaga, NY
• Population (ZIP): 44,520
• Household income: $83,383
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 824.0

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 4% Hispanic / Latino 3% Black 1%
• Common ancestry: Romanian 20% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▼ -261.10%
• Current HPI: 300.2852
• Rent YoY: ▲ 5.21%
• 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

-44.2% since first listed

16 events — show timeline

• 2026-04-07 Price Changed $39,000 WNYREIS
• 2026-03-10 Price Changed $45,000 WNYREIS
• 2026-02-03 Price Changed $49,000 WNYREIS
• 2026-01-10 Price Changed $55,000 WNYREIS
• 2025-12-22 Listed $57,000 WNYREIS
• 2025-03-12 Listing Removed — WNYREIS
• 2024-12-05 Listed $50,000 WNYREIS
• 2024-11-22 Listing Removed — WNYREIS
• 2024-11-07 Price Changed $55,000 WNYREIS
• 2024-08-06 Price Changed $65,000 WNYREIS
• 2024-07-15 Price Changed $77,000 WNYREIS
• 2024-05-22 Listed $79,900 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-07-28 Sold (MLS) $70,000 WNYREIS
• 2023-07-17 Pending — WNYREIS
• 2023-06-27 Listed $69,900 WNYREIS

Property tax history

+2.2%/yr

Latest (2025): $964 · +0.4% YoY. Source: county tax records.