9664 County Route 46 · Arkport, NY 14807

$160,000

4 bd · 1.5 ba · 2,396 sqft · SingleFamily public records · 69 Days on market

Built 1911 3.02 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 +9.4/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +4.2/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * * HUD home in Arkport NY * * * Spacious and inviting, this 4-bedroom, 2 full bath home in Arkport offers 2,396 square feet of comfortable living space with a flexible layout perfect for everyday living and entertaining. Bright, generously sized rooms provide a warm atmosphere throughout, while the kitchen offers ample workspace. With well-proportioned bedrooms, and plenty of room for a home office or additional living areas, this home combines practicality with charm in a peaceful small-town setting

Key facts

• 3.02 acre lot
• Garage
• Built 1911

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (8.5% below list).
• Recommended offer: $140k (12.6% below list) — sets the bar for cash-flow.

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.
• Dansville Central School District (town): math 44% / reading 46% proficiency, ranked #464 of 590 in NY (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dansville Primary School (367 students, 51% FRL); Dansville High School (math 60% / reading 52%, grade C, #904 of 1,100 statewide, top 82%, 623 students, 56% FRL).
• 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 $9k of equity ($1k loan paydown + $8k 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.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,905 (12.6% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.05%
• DSCR: 0.86
• GRM: 9.1

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: 10.6%
• Equity multiple: 1.68×
• Total profit: $30,510
• Equity at exit: $91,472

10-year hold

• IRR: 11.9%
• Equity multiple: 3.20×
• Total profit: $98,415
• Equity at exit: $158,537

Cash invested: $44,800 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$365 /mo · $4,378/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-114

Break-even live

Break-even rent $1,608

Max offer price $139,905

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-68	+0% $-114	+5% $-159	+10% $-204
Rent	-10% $-229	-5% $-172	+0% $-114	+5% $-56	+10% $2
Rate	-1.0pp $-33	-0.5pp $-73	base $-114	+0.5pp $-155	+1.0pp $-197

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   statusdays on market $160,000 Pending 69 DOM
2. 2026-06-04
   days on market $160,000 Active Under Contract 68 DOM
3. 2026-06-02
   days on market $160,000 Active Under Contract 67 DOM
4. 2026-06-01
   days on market $160,000 Active Under Contract 66 DOM
5. 2026-05-31
   days on market $160,000 Active Under Contract 65 DOM
6. 2026-04-27
   price $160,000 513-char remark

   Show marketing remark (513 chars)

   * * * HUD home in Arkport NY * * * Spacious and inviting, this 4-bedroom, 2 full bath home in Arkport offers 2,396 square feet of comfortable living space with a flexible layout perfect for everyday living and entertaining. Bright, generously sized rooms provide a warm atmosphere throughout, while the kitchen offers ample workspace. With well-proportioned bedrooms, and plenty of room for a home office or additional living areas, this home combines practicality with charm in a peaceful small-town setting

7. 2026-03-27
   listed $189,900 Active 513-char remark

   Show marketing remark (513 chars)

   * * * HUD home in Arkport NY * * * Spacious and inviting, this 4-bedroom, 2 full bath home in Arkport offers 2,396 square feet of comfortable living space with a flexible layout perfect for everyday living and entertaining. Bright, generously sized rooms provide a warm atmosphere throughout, while the kitchen offers ample workspace. With well-proportioned bedrooms, and plenty of room for a home office or additional living areas, this home combines practicality with charm in a peaceful small-town setting

8. 2023-10-13
   soldstatus $170,399
9. 2020-08-27
   soldstatus $159,000
10. 2020-08-21
    soldstatus $159,000 368-char remark

    Show marketing remark (368 chars)

    If country living is what you are looking for- look no further! This charming 4 bedroom, 2 bathroom Victorian home is well maintained with beautiful natural woodwork throughout & is move in ready. The home is situated on 3 acres with a large two story barn. The property has many fruit producing trees as well as a small wooded lot. Don't miss this opportunity!

11. 2020-05-26
    listed $165,000 368-char remark

    Show marketing remark (368 chars)

    If country living is what you are looking for- look no further! This charming 4 bedroom, 2 bathroom Victorian home is well maintained with beautiful natural woodwork throughout & is move in ready. The home is situated on 3 acres with a large two story barn. The property has many fruit producing trees as well as a small wooded lot. Don't miss this opportunity!

12. 2001-03-20
    soldstatus $90,000

ⓘ 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: $4,378 · $365/mo
• Projected year-2 tax: $4,378 · $365/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 1/10 Low 7 d/yr ≥89°F today · 17 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: $17,572
• − Mortgage interest: −$8,962
• − Property taxes: −$4,378
• − Insurance: −$800
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,655
• Taxable loss: −$4,035
• Est. tax savings @ 24.0%: +$968
• After-tax cash flow: $-397/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: Dansville Central School District
• NCES district ID: 3608790
• Math proficiency: 44% ▼ -9.00%
• Reading proficiency: 46% ▲ 2.00%
• Median HH income: $45,524
• Composite: 38.21/100
• National rank: #4253
• State rank: #464 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

+77.8% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $160,000 UNYREIS
• 2026-03-27 Listed $189,900 UNYREIS
• 2023-10-13 Sold (Public Records) $170,399 Public Records
• 2020-08-27 Sold (Public Records) $159,000 Public Records
• 2020-08-21 Sold (MLS) $159,000 UNYREIS
• 2020-05-26 Listed $165,000 UNYREIS
• 2001-03-20 Sold (Public Records) $90,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $4,378 · +0.0% YoY. Source: county tax records.