294 Southview Dr · Arcade, NY 14009

$84,900

2 bd · 2.0 ba · 1,248 sqft · SingleFamily · 3 Days on market

Built 1987

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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 +26.1/30.0
• DSCR +8.8/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well-kept doublewide home on a dead-end street in the park within walking distance to the mailboxes. Enjoy this move in ready 2-bedroom 2 bath home and take advantage of the reasonable cost of Arcade Electric! Newer carpeting thru out home, new furnace will give you a piece of mind. Carport has space for 2 cars and a home offers a covered deck on the other side of the house for you to enjoy and added storage with the shed in the backyard! This home would make a perfect starter home or a nice place to enjoy retirement!

Key facts

• Open concept kitchen
• Metal roof
• Private bath

Tags

• OPEN CONCEPT KITCHEN
• PRIVATE BATH
• LOVELY DECK
• GENEROUSLY SIZED STORAGE SHED
• METAL ROOF

Property features AI

Finance

• Financial info: Property has a land lease

Exterior

• Parking: Carport
• Utilities: High-speed internet available; Public water connected; Sewer connected; Circuit breaker electrical
• Home design: Single-story (1 story); Double wide mobile home (Friendship); Resale condition; City street frontage; Rectangular residential lot, approximately 60 x 100
• Construction: Vinyl siding; Pillar/post/pier foundation; Existing structure
• Exterior features: Concrete driveway; Open porch; Shed(s) and storage

Interior

• Kitchen: Electric oven and electric range; Refrigerator; Pantry
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate; Varies
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric forced-air heating; Window unit(s) for cooling
• Interior features: Thermal windows; Separate/formal dining room; Kitchen open to family room; Pantry; Main-level primary bedroom with private bath
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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: schools C-, amenities F, commute 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: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($587 loan paydown + $5k 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.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $26k; list at $85k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $228,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12202 Church St	0.63mi	3/1.0 (+1)	1,174 (-6%)	19mo	$215,000	$183	36

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: 20.8%
• Equity multiple: 2.36×
• Total profit: $32,275
• Equity at exit: $51,496

10-year hold

• IRR: 20.2%
• Equity multiple: 4.71×
• Total profit: $88,135
• Equity at exit: $91,809

Cash invested: $23,772 (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 14009

• Home prices YoY: 2.0%
• Active inventory: 39
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $149

Break-even live

Break-even rent $827

Max offer price $84,900

Occupancy floor 80%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12100 Countyline Rd Arcade, NY	2.0	1.0	810	$1,015	$1.25	16d	1	0.47mi

Listing history 11 events

1. 2026-06-01
   status $84,900 Pending 3 DOM
2. 2026-06-01
   days on market $84,900 Active 3 DOM
3. 2026-05-31
   days on market $84,900 Active 2 DOM
4. 2026-05-29
   listed $84,900 Active
5. 2022-11-25
   soldstatus $26,000 Closed Sale or Rented 523-char remark

   Show marketing remark (523 chars)

   Well-kept doublewide home on a dead-end street in the park within walking distance to the mailboxes. Enjoy this move in ready 2-bedroom 2 bath home and take advantage of the reasonable cost of Arcade Electric! Newer carpeting thru out home, new furnace will give you a piece of mind. Carport has space for 2 cars and a home offers a covered deck on the other side of the house for you to enjoy and added storage with the shed in the backyard! This home would make a perfect starter home or a nice place to enjoy retirement!

6. 2022-11-17
   status Under Contract- Do Not Show 523-char remark

   Show marketing remark (523 chars)

   Well-kept doublewide home on a dead-end street in the park within walking distance to the mailboxes. Enjoy this move in ready 2-bedroom 2 bath home and take advantage of the reasonable cost of Arcade Electric! Newer carpeting thru out home, new furnace will give you a piece of mind. Carport has space for 2 cars and a home offers a covered deck on the other side of the house for you to enjoy and added storage with the shed in the backyard! This home would make a perfect starter home or a nice place to enjoy retirement!

7. 2022-11-14
   listed $25,000 Active 523-char remark

   Show marketing remark (523 chars)

   Well-kept doublewide home on a dead-end street in the park within walking distance to the mailboxes. Enjoy this move in ready 2-bedroom 2 bath home and take advantage of the reasonable cost of Arcade Electric! Newer carpeting thru out home, new furnace will give you a piece of mind. Carport has space for 2 cars and a home offers a covered deck on the other side of the house for you to enjoy and added storage with the shed in the backyard! This home would make a perfect starter home or a nice place to enjoy retirement!

8. 2014-01-11
   soldstatus $18,000 118-char remark

   Show marketing remark (118 chars)

   Spacious double with total Arcade electric, seperate laundry area, ample cupboards in kitchen and all appliances stay!

9. 2013-12-07
   listed $19,900 118-char remark

   Show marketing remark (118 chars)

   Spacious double with total Arcade electric, seperate laundry area, ample cupboards in kitchen and all appliances stay!

10. 2012-08-17
    soldstatus $21,000
11. 2012-06-11
    listed $22,000

ⓘ 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 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 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: $12,180
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$1,222
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,470
• Taxable income: $510
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,662/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

+285.9% since first listed

8 events — show timeline

• 2026-05-29 Listed $84,900 UNYREIS
• 2022-11-25 Sold (MLS) $26,000 WNYREIS
• 2022-11-17 Pending — WNYREIS
• 2022-11-14 Listed $25,000 WNYREIS
• 2014-01-11 Sold (MLS) $18,000 WNYREIS
• 2013-12-07 Listed $19,900 WNYREIS
• 2012-08-17 Sold (MLS) $21,000 WNYREIS
• 2012-06-11 Listed $22,000 WNYREIS