6 Sullivan St · Arkport, NY 14807

$119,900

4 bd · 2.0 ba · 1,487 sqft · SingleFamily public records · 8 Days on market

Built 1910 8,712 sqft lot Est $192k · 37% under ↓ 4% 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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.5/10.0
• 1% rule +6.9/10.0
• DSCR +6.2/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This estate sale in the desirable Village of Arkport borders the Arkport Central School property. With 4 bedrooms and two bathrooms this is a great opportunity for your future home or investment property. Public water, private septic, and natural gas are services for this home. The home is comprised of a walk-in basement along with a first story and second story. With approximately 1,487 square feet of living space this is a great opportunity. A one car garage is attached to the home and a nice open yard compliments this home that boasts a short walk to the Arkport Central School. Showings by appointment and an agent must be present.

Key facts

• Formal dining room
• Walk-up attic
• First-floor laundry

Tags

• ENCLOSED FRONT SUN PORCH
• FORMAL DINING ROOM
• FIRST-FLOOR PRIMARY SUITE
• FIRST-FLOOR LAUNDRY
• WALK-UP ATTIC
• NICELY SIZED BACKYARD

Property features AI

Exterior

• Parking: Attached garage; 1-car garage
• Utilities: Public water connected; Septic tank sewer; Cable available; High-speed internet available
• Home design: Two-story home; Resale property
• Construction: Vinyl siding; Stone foundation; Existing construction
• Exterior features: Enclosed porch; Open porch; Gravel driveway; Rectangular residential lot; City street frontage

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Separate/formal living room; Sunroom/Florida room; Main level primary bedroom; Primary suite; Full basement
• Laundry & utility: Washer; Dryer; Main-level laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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 $7k of equity ($829 loan paydown + $6k 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 $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.19% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $191,823
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Meadowbrook Rd	0.20mi	3/2.0 (-1)	1,584 (+6%)	3mo	$204,000	$129	72
10 West Ave	0.28mi	3/1.5 (-1)	1,356 (-9%)	8mo	$185,000	$136	59
31 West Ave	0.43mi	4/1.5	1,580 (+6%)	19mo	$150,000	$95	51
8018 State Route 36	0.38mi	3/1.0 (-1)	1,267 (-15%)	4mo	$105,000	$83	45
40 West Ave	0.51mi	4/2.0	1,673 (+12%)	23mo	$239,200	$143	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 2.10×
• Total profit: $37,069
• Equity at exit: $68,547

10-year hold

• IRR: 17.5%
• Equity multiple: 4.11×
• Total profit: $104,482
• Equity at exit: $118,803

Cash invested: $33,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$307 /mo · $3,680/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $137

Break-even live

Break-even rent $1,247

Max offer price $119,900

Occupancy floor 85%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   statusdays on market $119,900 Pending 8 DOM
2. 2026-05-31
   days on market $119,900 Active 7 DOM
3. 2026-05-30
   days on market $119,900 Active 6 DOM
4. 2026-05-24
   listed $119,900 Active
5. 2025-05-16
   soldstatus $90,000 Closed 642-char remark

   Show marketing remark (642 chars)

   This estate sale in the desirable Village of Arkport borders the Arkport Central School property. With 4 bedrooms and two bathrooms this is a great opportunity for your future home or investment property. Public water, private septic, and natural gas are services for this home. The home is comprised of a walk-in basement along with a first story and second story. With approximately 1,487 square feet of living space this is a great opportunity. A one car garage is attached to the home and a nice open yard compliments this home that boasts a short walk to the Arkport Central School. Showings by appointment and an agent must be present.

6. 2025-03-05
   status Pending 642-char remark

   Show marketing remark (642 chars)

   This estate sale in the desirable Village of Arkport borders the Arkport Central School property. With 4 bedrooms and two bathrooms this is a great opportunity for your future home or investment property. Public water, private septic, and natural gas are services for this home. The home is comprised of a walk-in basement along with a first story and second story. With approximately 1,487 square feet of living space this is a great opportunity. A one car garage is attached to the home and a nice open yard compliments this home that boasts a short walk to the Arkport Central School. Showings by appointment and an agent must be present.

7. 2025-02-01
   price $119,900 642-char remark

   Show marketing remark (642 chars)

   This estate sale in the desirable Village of Arkport borders the Arkport Central School property. With 4 bedrooms and two bathrooms this is a great opportunity for your future home or investment property. Public water, private septic, and natural gas are services for this home. The home is comprised of a walk-in basement along with a first story and second story. With approximately 1,487 square feet of living space this is a great opportunity. A one car garage is attached to the home and a nice open yard compliments this home that boasts a short walk to the Arkport Central School. Showings by appointment and an agent must be present.

8. 2024-10-23
   listed $124,900 Active 642-char remark

   Show marketing remark (642 chars)

   This estate sale in the desirable Village of Arkport borders the Arkport Central School property. With 4 bedrooms and two bathrooms this is a great opportunity for your future home or investment property. Public water, private septic, and natural gas are services for this home. The home is comprised of a walk-in basement along with a first story and second story. With approximately 1,487 square feet of living space this is a great opportunity. A one car garage is attached to the home and a nice open yard compliments this home that boasts a short walk to the Arkport Central School. Showings by appointment and an agent must be present.

ⓘ 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: $3,680 · $307/mo
• Projected year-2 tax: $3,680 · $307/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 18 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: $17,055
• − Mortgage interest: −$6,716
• − Property taxes: −$3,680
• − Insurance: −$600
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$3,488
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,687/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: 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

• Census place: Arkport, NY
• 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

-4.0% since first listed

5 events — show timeline

• 2026-05-24 Listed $119,900 UNYREIS
• 2025-05-16 Sold (MLS) $90,000 UNYREIS
• 2025-03-05 Pending — UNYREIS
• 2025-02-01 Price Changed $119,900 UNYREIS
• 2024-10-23 Listed $124,900 UNYREIS

Property tax history

+4.6%/yr

Latest (2025): $3,680 · +13.9% YoY. Source: county tax records.