749 Pine Knoll Park · Arkport, NY 14807

$42,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured · 46 Days on market

Built 1984 Fair condition ↓ 28% 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 +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Home sweet home awaits. .. This meticulously maintained and updated single-wide manufactured home in Pine Knoll Trailer Park just outside of Arkport is just what you have been looking for. This beautiful single-wide has been completely updated and will leave you breathless when you walk in the door. 3 bedrooms and 2 full baths, an updated kitchen, are just a few of the great features of this single-wide. A new metal roof and central air were installed in 2020.

Key facts

• Built 1984
• Listed 46 days

Property features AI

Finance

• Other: Lot features include agricultural and rectangular lot (dimensions 50 x 50)
• HOA & community: Land lease of $330

Exterior

• Parking: No garage
• Utilities: Cable available; Electricity available; High-speed internet available; Septic tank; Well water
• Home design: Single-wide mobile home; Existing (previously built) condition
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered porch; Concrete driveway; Shed(s) and additional storage

Interior

• Kitchen: Refrigerator
• Bedrooms: Three main-level bedrooms (all bedrooms located on the first floor)
• Flooring: Carpet; Luxury vinyl; Varies
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning; Electric water heater
• Interior features: Separate/formal living room; Kitchen/family room combo; Bedroom on main level; Primary suite with bath in primary bedroom; Main level primary; Programmable thermostat; Low threshold shower
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $626 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#468 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety D, amenities F, commute F.
• Arkport Central School District (town): math 59% / reading 65% proficiency, ranked #223 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 196 units permitted in Steuben County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($290 loan paydown + $2k appreciation (5.1% local appreciation)).
• Steuben County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.76% ✓
• Cap rate: 24.17%
• Cash-on-cash: 63.86%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.7%
• Equity multiple: 5.23×
• Total profit: $49,755
• Equity at exit: $24,012

10-year hold

• IRR: 68.5%
• Equity multiple: 10.86×
• Total profit: $115,900
• Equity at exit: $41,616

Cash invested: $11,760 (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 14807

• Home prices YoY: 1.8%
• Active inventory: 13
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $626

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 41%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-22
   historical Active Under Contract
2. 2026-04-17
   price $42,000
3. 2026-04-08
   listed $49,900 Active
4. 2025-07-21
   soldstatus $58,000 Closed 464-char remark

   Show marketing remark (464 chars)

   Home sweet home awaits. .. This meticulously maintained and updated single-wide manufactured home in Pine Knoll Trailer Park just outside of Arkport is just what you have been looking for. This beautiful single-wide has been completely updated and will leave you breathless when you walk in the door. 3 bedrooms and 2 full baths, an updated kitchen, are just a few of the great features of this single-wide. A new metal roof and central air were installed in 2020.

5. 2025-06-17
   historical Active Under Contract 464-char remark

   Show marketing remark (464 chars)

   Home sweet home awaits. .. This meticulously maintained and updated single-wide manufactured home in Pine Knoll Trailer Park just outside of Arkport is just what you have been looking for. This beautiful single-wide has been completely updated and will leave you breathless when you walk in the door. 3 bedrooms and 2 full baths, an updated kitchen, are just a few of the great features of this single-wide. A new metal roof and central air were installed in 2020.

6. 2025-06-10
   listed $58,000 Active 464-char remark

   Show marketing remark (464 chars)

   Home sweet home awaits. .. This meticulously maintained and updated single-wide manufactured home in Pine Knoll Trailer Park just outside of Arkport is just what you have been looking for. This beautiful single-wide has been completely updated and will leave you breathless when you walk in the door. 3 bedrooms and 2 full baths, an updated kitchen, are just a few of the great features of this single-wide. A new metal roof and central air were installed in 2020.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,915
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,222
• Taxable income: $7,274
• Est. tax owed @ 24.0%: −$1,746
• After-tax cash flow: $5,764/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 · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath manufactured home requires moderate repairs to exterior siding and landscaping to improve its curb appeal and overall condition.

Repairs flagged

• Moderate Exterior siding — Siding shows signs of wear and tear.
• Minor Landscaping — Simple grassy landscaping could be improved with curb appeal features.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can improve curb appeal and home's overall appearance.
• Rental Landscaping — Improved landscaping can attract renters and enhance the home's appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Siding shows signs of wear and tear.	Moderate	$3,000–15,000
Landscaping · Simple grassy landscaping could be improved with curb appeal features.	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can improve curb appeal and home's overall appearance. ↑
• Rental Landscaping — Improved landscaping can attract renters and enhance the home's 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: Arkport Central School District
• NCES district ID: 3603240
• Math proficiency: 59% ▲ 4.00%
• Reading proficiency: 65% ▲ 15.00%
• Median HH income: $44,995
• Composite: 52.24/100
• National rank: #1601
• State rank: #223 of 590 in NY

Livability — Arkport

• Score: 69/100
• State rank: #468
• US rank: #8163

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,865

Population outlook (Steuben County) Hauer SSP2

• Today (2025): 93,062 people
• By 2030: 89,793 · -3.5%
• By 2040: 82,353 · -11.5%
• By 2050: 74,286 · -20.2%
• By 2075: 55,589 · -40.3%
• By 2100: 37,587 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Steuben

• 2024 margin: Solid R (+31.8) · D 34.1% · R 65.9%
• 2008→2024 swing: -15.0pp toward R · 2008: -16.8pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+29.6 2016: R+36.2 2012: R+16.4 2008: R+16.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.08%
• Current HPI: 296.229
• 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

-27.6% since first listed

6 events — show timeline

• 2026-04-22 Contingent — UNYREIS
• 2026-04-17 Price Changed $42,000 UNYREIS
• 2026-04-08 Listed $49,900 UNYREIS
• 2025-07-21 Sold (MLS) $58,000 UNYREIS
• 2025-06-17 Contingent — UNYREIS
• 2025-06-10 Listed $58,000 UNYREIS