113 Green Valley Ests N · Ellicottville, NY 14741

$109,900

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 34 Days on market

Built 2003 Good condition $86/sqft · 31% above area Est $84k · 31% over

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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 +20.2/30.0
• DSCR +6.4/10.0
• Appreciation +6.2/10.0
• Schools +5.5/10.0
• 1% rule +5.3/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

NEW ON THE MARKET! WELCOME TO EASY, LOW-MAINTENANCE LIVING IN GREEN VALLEY ESTATES! THIS WELL-CARED-FOR 3-BEDROOM, 2-BATH MANUFACTURED HOME OFFERS A COMFORTABLE AND INVITING LAYOUT WITH THOUGHTFUL UPDATES THROUGHOUT, MAKING IT MOVE-IN READY AND PERFECT FOR EVERYDAY LIVING. STEP INSIDE TO FIND FRESH NEW LAMINATE FLOORING THAT FLOWS THROUGH THE MAIN LIVING AREAS, ADDING A CLEAN, MODERN TOUCH. THE KITCHEN HAS BEEN TASTEFULLY UPDATED WITH NEW COUNTERTOPS AND A NEW SINK, PROVIDING BOTH STYLE AND FUNCTIONALITY FOR COOKING AND ENTERTAINING. A CEILING FAN ENHANCES COMFORT, WHILE THE OPEN LIVING SPACE CREATES A WARM AND WELCOMING ATMOSPHERE. BOTH BATHROOMS HAVE BEEN IMPROVED WITH NEW TOILETS, AND THE GUEST BATH FEATURES A BRAND-NEW SINK, OFFERING UPDATED FIXTURES AND ADDED CONVENIENCE. ON ONE END IS THE PRIMARY BEDROOM SUITE AND THE OTHER SIDE FEATURES TWO MORE BEDROOMS PROVIDING FLEXIBILITY FOR FAMILY, GUESTS, OR A HOME OFFICE. OUTSIDE, AN ATTACHED CARPORT PROVIDES COVERED PARKING FOR TWO VEHICLES, PROTECTING THEM FROM THE ELEMENTS YEAR-ROUND. A DETACHED SHED OFFERS ADDITIONAL STORAGE SPACE FOR TOOLS, SEASONAL ITEMS, OR OUTDOOR EQUIPMENT. LOCATED IN THE DESIRABLE GREEN VALLEY ESTATES COMMUNITY, THIS HOME COMBINES PRACTICAL UPDATES, COMFORTABLE LIVING SPACES, AND CONVENIENT FEATURES — AN EXCELLENT OPPORTUNITY FOR AFFORDABLE, MOVE-IN READY LIVING. ONLY 7 MILES FROM ELLICOTTVILLE'S FESTIVALS, RESTAURANTS, GOLFING, HIKING, MOUNTAIN BIKING AND SKIING.

Key facts

• New toilets
• Ceiling fan
• New sink

Tags

• FRESH NEW LAMINATE FLOORING
• UPDATED COUNTERTOPS
• NEW SINK
• CEILING FAN
• OPEN LIVING SPACE
• NEW TOILETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: 29 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 ($760 loan paydown + $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $83,732
• List price: $109,900
• Delta: 31.25%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Green Valley Ests	0.26mi	3/2.0	1,369 (+7%)	4mo	$73,000	$53	73
132 Green Valley Ests N	0.15mi	3/2.0	1,400 (+9%)	10mo	$150,000	$107	69
53 Green Valley Ests	0.27mi	3/2.0	1,352 (+6%)	12mo	$120,000	$89	68
114 Green Valley Ests	0.45mi	3/2.0	1,280 (0%)	21mo	$90,000	$70	62
15 Green Valley Ests	0.27mi	3/2.0	1,148 (-10%)	15mo	$75,000	$65	58
58 Green Valley Ests	0.14mi	3/2.0	1,120 (-12%)	20mo	$90,000	$80	56
64 Green Valley Ests	0.20mi	3/2.0	1,120 (-12%)	20mo	$109,000	$97	53
63 Green Valley Ests	0.32mi	3/1.5	1,120 (-12%)	12mo	$80,000	$71	52
84 Green Valley Ests	0.33mi	3/2.0	1,120 (-12%)	14mo	$92,900	$83	52

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: 10.9%
• Equity multiple: 1.60×
• Total profit: $18,566
• Equity at exit: $45,704

10-year hold

• IRR: 13.6%
• Equity multiple: 2.89×
• Total profit: $58,253
• Equity at exit: $67,675

Cash invested: $30,772 (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: 29
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,136 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $138

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 83%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-17
   listed $109,900 Active 1468-char remark

   Show marketing remark (1468 chars)

   NEW ON THE MARKET! WELCOME TO EASY, LOW-MAINTENANCE LIVING IN GREEN VALLEY ESTATES! THIS WELL-CARED-FOR 3-BEDROOM, 2-BATH MANUFACTURED HOME OFFERS A COMFORTABLE AND INVITING LAYOUT WITH THOUGHTFUL UPDATES THROUGHOUT, MAKING IT MOVE-IN READY AND PERFECT FOR EVERYDAY LIVING. STEP INSIDE TO FIND FRESH NEW LAMINATE FLOORING THAT FLOWS THROUGH THE MAIN LIVING AREAS, ADDING A CLEAN, MODERN TOUCH. THE KITCHEN HAS BEEN TASTEFULLY UPDATED WITH NEW COUNTERTOPS AND A NEW SINK, PROVIDING BOTH STYLE AND FUNCTIONALITY FOR COOKING AND ENTERTAINING. A CEILING FAN ENHANCES COMFORT, WHILE THE OPEN LIVING SPACE CREATES A WARM AND WELCOMING ATMOSPHERE. BOTH BATHROOMS HAVE BEEN IMPROVED WITH NEW TOILETS, AND THE GUEST BATH FEATURES A BRAND-NEW SINK, OFFERING UPDATED FIXTURES AND ADDED CONVENIENCE. ON ONE END IS THE PRIMARY BEDROOM SUITE AND THE OTHER SIDE FEATURES TWO MORE BEDROOMS PROVIDING FLEXIBILITY FOR FAMILY, GUESTS, OR A HOME OFFICE. OUTSIDE, AN ATTACHED CARPORT PROVIDES COVERED PARKING FOR TWO VEHICLES, PROTECTING THEM FROM THE ELEMENTS YEAR-ROUND. A DETACHED SHED OFFERS ADDITIONAL STORAGE SPACE FOR TOOLS, SEASONAL ITEMS, OR OUTDOOR EQUIPMENT. LOCATED IN THE DESIRABLE GREEN VALLEY ESTATES COMMUNITY, THIS HOME COMBINES PRACTICAL UPDATES, COMFORTABLE LIVING SPACES, AND CONVENIENT FEATURES — AN EXCELLENT OPPORTUNITY FOR AFFORDABLE, MOVE-IN READY LIVING. ONLY 7 MILES FROM ELLICOTTVILLE'S FESTIVALS, RESTAURANTS, GOLFING, HIKING, MOUNTAIN BIKING AND SKIING.

ⓘ 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: $13,635
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,197
• Taxable loss: −$98
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,681/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 · 2 photos

Good 75/100 Cosmetic rehab

This well-maintained and updated manufactured home is move-in ready with fresh laminate flooring, new countertops and toilets, and a good exterior condition. Minor updates to the exterior siding and landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Replace ceiling fan with energy-efficient model — Improves comfort and energy efficiency
• Both Install smart home devices — Enhances comfort and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Replace ceiling fan with energy-efficient model — Improves comfort and energy efficiency ↑
• Both Install smart home devices — Enhances comfort and marketability ↑

ⓘ 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

1 event — show timeline

• 2026-04-17 Listed $109,900 WNYREIS