41 Sunset Ln · Yorkshire, NY 14009

$69,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily · 9 Days on market

Built 1993

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to easy living in Aristo Terrace, a desirable 55+ community in Arcade! Situated on one of the most sought-after lots in the neighborhood, tucked toward the back with peaceful views of the grounds, this spacious 3 bedroom, 2 full bathroom ranch-style manufactured home offers over 1,300 square feet of comfortable first-floor living. The welcoming front deck is the perfect place to relax, read or host guests outdoors. Inside, you’ll love the open concept layout featuring a spacious living room with room for a large sectional and seamless flow into the formal dining area complete with a built-in hutch for added storage and charm. The galley kitchen offers abundant cabinet and coun

Key facts

• Front deck
• Galley kitchen
• Two closets

Tags

• FRONT DECK
• OPEN CONCEPT LAYOUT
• BUILT-IN HUTCH
• GALLEY KITCHEN
• FIRST-FLOOR LAUNDRY
• TWO CLOSETS

Property features AI

Finance

• Financial info: Land lease amount: $460
• HOA & community: Land lease fee applies

Exterior

• Parking: No garage
• Utilities: Cable available; High-speed internet available; Public water connected; Septic tank; Electric service with circuit breakers
• Home design: Single-story (1 story); Double wide mobile home
• Construction: Vinyl siding; Wood siding; Copper plumbing; Asphalt roof; Pillar/post/pier foundation; Existing construction
• Exterior features: Deck; Private yard; Gravel driveway; Shed(s) and storage; See remarks

Interior

• Kitchen: Electric oven and range; Microwave; Dishwasher; Pantry; Country-style kitchen layout
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating
• Interior features: Ceiling fans; Cathedral ceilings; Separate formal dining room; Country-style kitchen; Combined living and dining area; Pantry; Primary suite on main level; Bedroom on main level
• Laundry & utility: Washer and dryer on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 61/100 on livability (#939 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, schools B; Watch: amenities F, commute F, employment F.
• 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.
• Market conditions: 41 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 $4k of equity ($483 loan paydown + $4k appreciation (5.7% 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 (5.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.77% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.86%
• DSCR: 2.28
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $237,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12202 Church St	0.21mi	3/1.0	1,174 (-10%)	19mo	$215,000	$183	54

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

Projected returns pro-forma

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

5-year hold

• IRR: 39.3%
• Equity multiple: 3.49×
• Total profit: $48,741
• Equity at exit: $42,398

10-year hold

• IRR: 36.8%
• Equity multiple: 7.15×
• Total profit: $120,377
• Equity at exit: $75,588

Cash invested: $19,572 (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 14009

• Home prices YoY: 2.0%
• Active inventory: 41
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $471

Break-even live

Break-even rent $642

Max offer price $69,900

Occupancy floor 57%

Sensitivity live

Price	-10% $510	-5% $490	+0% $471	+5% $451	+10% $431
Rent	-10% $373	-5% $422	+0% $471	+5% $520	+10% $568
Rate	-1.0pp $506	-0.5pp $488	base $471	+0.5pp $453	+1.0pp $434

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $69,900 Active 9 DOM
2. 2026-06-18
   days on market $69,900 Active 7 DOM
3. 2026-06-17
   days on market $69,900 Active 6 DOM
4. 2026-06-16
   days on market $69,900 Active 5 DOM
5. 2026-06-15
   days on market $69,900 Active 4 DOM
6. 2026-06-13
   days on market $69,900 Active 2 DOM
7. 2026-06-12
   remarks 693-char remark
8. 2026-06-12
   listed $69,900 Active 1 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: $1,337 · $111/mo
• Projected year-2 tax: $1,337 · $111/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 0% chance over 30 yrs
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low

Taxation est. · year 1

• Rental income: $14,852
• − Mortgage interest: −$3,915
• − Property taxes: −$1,337
• − Insurance: −$350
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,033
• Taxable income: $4,840
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,486/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 — Yorkshire

• Score: 61/100
• State rank: #939
• US rank: #18260

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing C+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorkshire, NY
• City population: 183
• Population (ZIP): 5,787

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 (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 · 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: ▲ 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

1 event — show timeline

• 2026-06-11 Listed $69,900 WNYREIS

Property tax history

+4.0%/yr

Latest (2025): $1,337 · +14.9% YoY. Source: county tax records.