116 Green Vly · Ellicottville, NY 14741

$88,500

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 23 Days on market

Built 2004 Fair condition $74/sqft · 6% above area Est $84k · 6% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Appreciation +6.2/10.0
• Schools +5.5/10.0
• ARV discount +4.9/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

A well maintained mobile home in Green Valley Estates N just south of Holiday valley Resort and Ellicottville and close to the Allegany State Park and Seneca Casino. Furnished 3 bedroom 2 full bath including all appliances plus washer, dryer. New flooring in kitchen plus a new back entrance & screen door. Lot rent covers your water/sewer/garbage and taxes. A easy and affordable way to be a part of Ellicottville for all of the activities it has to offer. Have a look today.

Key facts

• Central ac
• Affordable lot rent
• Gas fireplace

Tags

• FULLY FURNISHED
• CENTRAL AC
• GAS FIREPLACE
• AFFORDABLE LOT RENT
• SKIRTING BEING REPLACED

Property features AI

Finance

• Financial info: Land lease: $347

Exterior

• Parking: No garage
• Utilities: Public water connected; Sewer connected
• Home design: Single-wide mobile home; Single-story; Resale property
• Construction: Vinyl siding
• Exterior features: Gravel driveway; Rectangular lot

Interior

• Kitchen: Refrigerator; Oven; Free-standing range; Microwave; Dishwasher; Breakfast bar / eat-in kitchen layout
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Laminate; Varied flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Gas forced-air heating; Central air conditioning
• Interior features: Breakfast bar; Eat-in kitchen; Separate/formal living room; Kitchen/family room combo; Main level primary; Primary suite
• Laundry & utility: Main-level laundry; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 0.6% in Ellicottville — 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 70/100 on livability (#422 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living D+, amenities F, commute F.
• Ellicottville Central School District (rural): math 60% / reading 70% proficiency, ranked #179 of 590 in NY (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($612 loan paydown + $2k appreciation (2.4% local appreciation)).
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $55k; list at $88k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $87,172 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.26%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $83,732
• List price: $88,500
• Delta: 5.69%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4784 Us Route 219	0.45mi	2/1.0 (-1)	1,060 (-12%)	2mo	$160,000	$151	49
4741 Route 219	0.63mi	3/1.5	1,320 (+10%)	15mo	$230,000	$174	39

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

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.97×
• Total profit: $23,998
• Equity at exit: $36,804

10-year hold

• IRR: 19.5%
• Equity multiple: 3.68×
• Total profit: $66,445
• Equity at exit: $54,497

Cash invested: $24,780 (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 14741

• Home prices YoY: 0.8%
• Active inventory: 31
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $253

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 72%

Sensitivity live

Price	-10% $314	-5% $284	+0% $253	+5% $223	+10% $192
Rent	-10% $167	-5% $210	+0% $253	+5% $297	+10% $340
Rate	-1.0pp $298	-0.5pp $276	base $253	+0.5pp $230	+1.0pp $207

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-27
   listed $88,500 Active 515-char remark
2. 2019-09-27
   soldstatus $54,900 Closed Sale or Rented 481-char remark

   Show marketing remark (481 chars)

   A well maintained mobile home in Green Valley Estates N just south of Holiday valley Resort and Ellicottville and close to the Allegany State Park and Seneca Casino. Furnished 3 bedroom 2 full bath including all appliances plus washer, dryer. New flooring in kitchen plus a new back entrance & screen door. Lot rent covers your water/sewer/garbage and taxes. A easy and affordable way to be a part of Ellicottville for all of the activities it has to offer. Have a look today.

3. 2019-09-17
   status Pending Sale 481-char remark

   Show marketing remark (481 chars)

   A well maintained mobile home in Green Valley Estates N just south of Holiday valley Resort and Ellicottville and close to the Allegany State Park and Seneca Casino. Furnished 3 bedroom 2 full bath including all appliances plus washer, dryer. New flooring in kitchen plus a new back entrance & screen door. Lot rent covers your water/sewer/garbage and taxes. A easy and affordable way to be a part of Ellicottville for all of the activities it has to offer. Have a look today.

4. 2019-08-28
   status Under Contract- Do Not Show 481-char remark

   Show marketing remark (481 chars)

   A well maintained mobile home in Green Valley Estates N just south of Holiday valley Resort and Ellicottville and close to the Allegany State Park and Seneca Casino. Furnished 3 bedroom 2 full bath including all appliances plus washer, dryer. New flooring in kitchen plus a new back entrance & screen door. Lot rent covers your water/sewer/garbage and taxes. A easy and affordable way to be a part of Ellicottville for all of the activities it has to offer. Have a look today.

5. 2019-08-26
   listed $54,900 Active 481-char remark

   Show marketing remark (481 chars)

   A well maintained mobile home in Green Valley Estates N just south of Holiday valley Resort and Ellicottville and close to the Allegany State Park and Seneca Casino. Furnished 3 bedroom 2 full bath including all appliances plus washer, dryer. New flooring in kitchen plus a new back entrance & screen door. Lot rent covers your water/sewer/garbage and taxes. A easy and affordable way to be a part of Ellicottville for all of the activities it has to offer. Have a look today.

6. 2018-09-28
   soldstatus $43,500 Closed Sale or Rented

   Show marketing remark (436 chars)

   A great deal just south of Ellicottville in Green Valley North park. Very maintenance free living and move right into this one. Nicely furnished and includes appliances with washer and dryer. Covered deck to relax in the summer or if it gets too warm walk into the central A/C and chill for a while. Maintenance fee includes water/sewer/garbage and no taxes to pay. Close to everything the Southern Tier has to offer. Have a look today.

7. 2018-09-20
   status Pending Sale

   Show marketing remark (436 chars)

   A great deal just south of Ellicottville in Green Valley North park. Very maintenance free living and move right into this one. Nicely furnished and includes appliances with washer and dryer. Covered deck to relax in the summer or if it gets too warm walk into the central A/C and chill for a while. Maintenance fee includes water/sewer/garbage and no taxes to pay. Close to everything the Southern Tier has to offer. Have a look today.

8. 2018-05-29
   listed $49,900 Active

   Show marketing remark (436 chars)

   A great deal just south of Ellicottville in Green Valley North park. Very maintenance free living and move right into this one. Nicely furnished and includes appliances with washer and dryer. Covered deck to relax in the summer or if it gets too warm walk into the central A/C and chill for a while. Maintenance fee includes water/sewer/garbage and no taxes to pay. Close to everything the Southern Tier has to offer. Have a look today.

9. 2016-11-21
   soldstatus $46,000 Closed Sale or Rented
10. 2016-11-18
    status Pending Sale
11. 2016-11-18
    historical Under Contract- Do Not Show
12. 2016-10-04
    price $54,900
13. 2016-09-11
    price $59,500
14. 2016-06-14
    listed $62,999 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,137
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$2,575
• Taxable income: $1,733
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,623/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 Cosmetic rehab

This mobile home is in fair condition with cosmetic repairs needed, particularly to the exterior siding. Painting and landscaping would significantly enhance its curb appeal and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Minor landscaping — Needs trimming

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both landscaping — Improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both landscaping — Improves curb appeal and value ↑

ⓘ 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: Ellicottville Central School District
• NCES district ID: 3610530
• Math proficiency: 60% ▼ -12.00%
• Reading proficiency: 70% ▲ 8.00%
• Median HH income: $51,528
• Composite: 55.33/100
• National rank: #1258
• State rank: #179 of 590 in NY

Livability — Ellicottville

• Score: 70/100
• State rank: #422
• US rank: #7378

Category grades

Amenities F Commute F Cost of living D+ 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): 1,957

Population outlook (Cattaraugus County) Hauer SSP2

• Today (2025): 71,623 people
• By 2030: 67,751 · -5.4%
• By 2040: 59,488 · -16.9%
• By 2050: 51,601 · -28.0%
• By 2075: 35,025 · -51.1%
• By 2100: 21,243 · -70.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Romanian 10% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Cattaraugus

• 2024 margin: Solid R (+32.8) · D 33.6% · R 66.4%
• 2008→2024 swing: -22.2pp toward R · 2008: -10.6pp · 2024: -32.8pp
• All cycles: 2024: R+32.8 2020: R+29.5 2016: R+34.4 2012: R+13.4 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.39%
• Current HPI: 294.3511
• 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

+40.5% since first listed

15 events — show timeline

• 2026-05-20 Pending — UNYREIS
• 2026-04-27 Listed $88,500 UNYREIS
• 2019-09-27 Sold (MLS) $54,900 WNYREIS
• 2019-09-17 Pending — WNYREIS
• 2019-08-28 Pending — WNYREIS
• 2019-08-26 Listed $54,900 WNYREIS
• 2018-09-28 Sold (MLS) $43,500 WNYREIS
• 2018-09-20 Pending — WNYREIS
• 2018-05-29 Listed $49,900 WNYREIS
• 2016-11-21 Sold (MLS) $46,000 WNYREIS
• 2016-11-18 Pending — WNYREIS
• 2016-11-18 Contingent — WNYREIS
• 2016-10-04 Price Changed $54,900 WNYREIS
• 2016-09-11 Price Changed $59,500 WNYREIS
• 2016-06-14 Listed $62,999 WNYREIS