321 Parkview Dr · Arcade, NY 14009

$75,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 10 Days on market

Built 1989 435 sqft lot $405/mo HOA · 32% of rent

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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 +17.8/30.0
• 1% rule +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Open Living/Dinning Layout with big kitchen with Center island work station includes Stove, Refrigerator and Dishwasher. Laundry room with Stacked washer & Dryer Included. Master Bedroom has 2 large closets with private master bath with soaking tub and separate shower. Affordable Arcade electric powers Central Heat and central air conditioning. Brand new roof installed 2 years ago. Great opportunity to own your own 3 bedroom, 2 bath home - call for appointment today.

Key facts

• Eat-in dining area
• Newer rear deck
• Landscaped yard

Tags

• CORNER LOT
• LANDSCAPED YARD
• NEWER REAR DECK
• LARGE CARPORT
• CUSTOM SLIDING ENCLOSURE
• EAT-IN DINING AREA

Property features AI

Finance

• HOA & community: Monthly association fee of $405

Exterior

• Parking: 1-car garage; Carport
• Utilities: Public water (connected); Sewer connected
• Home design: Single-story double-wide mobile home; Fairmont model; Resale property; Asphalt roof; Vinyl siding
• Construction: Double-wide body type; Vinyl siding construction; Asphalt roof
• Exterior features: Blacktop driveway; Rectangular lot (60 x 100)

Interior

• Kitchen: Dishwasher; Electric range and electric oven; Range hood; Exhaust fan; Refrigerator; Breakfast bar and eat-in kitchen layout
• Bedrooms: 3 main-level bedrooms
• Flooring: Laminate; Luxury vinyl; Vinyl; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating
• Interior features: Breakfast bar; Eat-in kitchen; Combined living/dining room; Primary bedroom with attached bath; Primary bedroom on main level; 10 total rooms; Bonus room
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $-4 ($-51/yr) — negative.
• To cash-flow at today's rent, offer at most $74k (0.8% below list).
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (0.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#774 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools C-, amenities F, commute F.
• Yorkshire-Pioneer Central School District (town): math 50% / reading 54% proficiency, ranked #358 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 39 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $4k appreciation (5.7% local appreciation)).
• Wyoming County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago 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.
• Current owner paid $28k; list at $75k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,381 (0.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.66% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $225,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3163 Westover Rd	0.73mi	4/1.5 (+1)	1,578 (+8%)	4mo	$245,000	$155	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.5%
• Equity multiple: 1.96×
• Total profit: $20,133
• Equity at exit: $45,492

10-year hold

• IRR: 15.1%
• Equity multiple: 3.88×
• Total profit: $60,493
• Equity at exit: $81,103

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 14009

• Home prices YoY: 2.0%
• Active inventory: 39
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$405
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-4

Break-even live

Break-even rent $1,253

Max offer price $74,381

Occupancy floor 95%

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: —

HOA detail

• Monthly dues: $405 · $4,860/yr
• Likely covers: electric

Listing history 8 events

1. 2026-06-15
   statusdays on market $75,000 Pending 10 DOM
2. 2026-06-13
   days on market $75,000 Active 9 DOM
3. 2026-06-12
   days on market $75,000 Active 8 DOM
4. 2026-06-09
   days on market $75,000 Active 5 DOM
5. 2026-06-08
   days on market $75,000 Active 4 DOM
6. 2026-06-07
   days on market $75,000 Active 3 DOM
7. 2026-06-07
   remarks 699-char remark
8. 2026-06-07
   listed $75,000 Active 2 DOM

ⓘ 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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,969
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − HOA: −$4,860
• − Depreciation: −$2,182
• Taxable loss: −$966
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $181/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: Yorkshire-Pioneer Central School District
• NCES district ID: 3608970
• Math proficiency: 50% ▼ -17.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $45,735
• Composite: 44.02/100
• National rank: #2885
• State rank: #358 of 590 in NY

Livability — Arcade

• Score: 64/100
• State rank: #774
• US rank: #14787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,787

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 38,976 people
• By 2030: 37,826 · -3.0%
• By 2040: 35,585 · -8.7%
• By 2050: 32,841 · -15.7%
• By 2075: 25,920 · -33.5%
• By 2100: 19,082 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2%
• Common ancestry: Romanian 9% Iranian 2% Subsaharan African 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Tagalog/Filipino 2% Other Asian/Pacific 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+48.2) · D 25.9% · R 74.1%
• 2008→2024 swing: -22.1pp toward R · 2008: -26.1pp · 2024: -48.2pp
• All cycles: 2024: R+48.2 2020: R+45.5 2016: R+51.0 2012: R+29.6 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.65%
• Current HPI: 281.8451
• 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

+201.2% since first listed

5 events — show timeline

• 2026-06-04 Listed $75,000 WNYREIS
• 2013-06-03 Sold (MLS) $28,000 WNYREIS
• 2013-01-24 Listed $31,000 WNYREIS
• 2009-12-21 Sold (MLS) $20,000 WNYREIS
• 2009-11-16 Listed $24,900 WNYREIS