5716 Curriers Rd · Arcade, NY 14009

$199,900

5 bd · 2.0 ba · 2,454 sqft · SingleFamily public records · 8 Days on market

Built 1915 1.12 ac lot

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Why this score? — see what drove the D 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 +9.8/30.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy the space and charm this two-story home on Curriers Road in Java offers, with 5 bedrooms and 2 full baths in a convenient rural location. Inside, the home offers a comfortable living room with ample space to gather, a functional kitchen with pantry storage, and a versatile layout that accommodates a variety of needs. Recent improvements include an updated mudroom entryway and a beautifully redone front porch that adds to the home’s welcoming curb appeal. Located within the Pioneer Central School District and just minutes from the Village of Arcade, this property offers the balance of country surroundings with easy access to everyday conveniences. A great opportunity to own a spa

Key facts

• Functional kitchen
• Country surroundings
• Redone front porch

Tags

• TWO STORY HOME
• FUNCTIONAL KITCHEN
• UPDATED MUDROOM ENTRYWAY
• REDONE FRONT PORCH
• COUNTRY SURROUNDINGS

Property features AI

Finance

• Other: Lot is approximately 1.12 acres (irregular shape) with 298 x 181 dimensions and main thoroughfare frontage

Exterior

• Parking: No garage; Driveway parking
• Utilities: Well water; Septic tank; Cable available; High-speed internet available
• Home design: Two-story home; Existing structure; Entry includes an entrance foyer
• Construction: Vinyl siding; Spray foam insulation; Asphalt roof; Block foundation; Resale condition
• Exterior features: Gravel driveway; Covered porch; Porch; Shed(s) and additional storage

Interior

• Kitchen: Dishwasher; Free-standing range / oven; Refrigerator; Country-style layout with pantry
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate; Varies
• Bathrooms: Two full bathrooms; One full bathroom on the main level
• Heating & cooling: Gas heating; Hot water heating; Window cooling units
• Interior features: Ceiling fans; Separate/formal dining room; Entrance foyer; Separate/formal living room; Country-style kitchen; Pantry; Natural woodwork
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (18.9% below list).
• Recommended offer: $162k (18.9% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Arcade Elementary School (math 52% / reading 57%, grade C, #908 of 2,108 statewide, top 46%, 515 students, 45% FRL); Pioneer Middle School (math 35% / reading 52%, grade D, #366 of 729 statewide, top 51%, 662 students, 52% FRL); Pioneer Senior High School (math 98% / reading 95%, grade A+, #59 of 1,100 statewide, top 6%, 658 students, 42% FRL).
• Zoned-school proficiency averages 65% at this address vs 52% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Yorkshire-Pioneer Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 41 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 $13k of equity ($1k loan paydown + $11k 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.
• By year 3, paydown + projected appreciation supports a ~$31k 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.
• Current owner paid $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,174 (18.9% 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. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.81×
• Total profit: $45,396
• Equity at exit: $121,250

10-year hold

• IRR: 13.1%
• Equity multiple: 3.52×
• Total profit: $141,229
• Equity at exit: $216,168

Cash invested: $55,972 (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: 41
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$279 /mo · $3,342/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-129

Break-even live

Break-even rent $1,785

Max offer price $177,126

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-72	+0% $-129	+5% $-186	+10% $-242
Rent	-10% $-257	-5% $-193	+0% $-129	+5% $-65	+10% $-1
Rate	-1.0pp $-28	-0.5pp $-78	base $-129	+0.5pp $-181	+1.0pp $-233

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   status $199,900 Pending 8 DOM
2. 2026-06-18
   days on market $199,900 Active 8 DOM
3. 2026-06-17
   days on market $199,900 Active 7 DOM
4. 2026-06-16
   days on market $199,900 Active 6 DOM
5. 2026-06-15
   days on market $199,900 Active 5 DOM
6. 2026-06-13
   days on market $199,900 Active 3 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $199,900 Active 2 DOM

ⓘ 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: $3,342 · $279/mo
• Projected year-2 tax: $3,360 · $280/mo
• Expected delta: +$18/yr (+$2/mo · 0.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $19,461
• − Mortgage interest: −$11,198
• − Property taxes: −$3,342
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$5,815
• Taxable loss: −$5,007
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $-345/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

+185.6% since first listed

2 events — show timeline

• 2026-06-10 Listed $199,900 WNYREIS
• 2001-11-09 Sold (Public Records) $70,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $3,342 · -1.1% YoY. Source: county tax records.