7978 State Route 36, Lot 4 · Arkport, NY 14807

$99,999

3 bd · 2.0 ba · 1,904 sqft · Manufactured · 175 Days on market

Built 2002 Poor condition $53/sqft · at area comps Est $104k · at est.

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.1/10.0
• Appreciation +7.5/10.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This 2002 manufactured home is located in a quiet, well-established park and offers a comfortable and functional layout. The home features three bedrooms and two full bathrooms, providing ample space for everyday living. The kitchen comes fully equipped with appliances and opens to a bright living area, ideal for relaxing or entertaining. An attached two-car garage adds convenience and additional storage. With a practical floor plan and a desirable park setting, this home presents a great opportunity for affordable living.

Key facts

• 2 garage spots
• Built 2002
• Listed 175 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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.
• Arkport Central School District (town): math 59% / reading 65% proficiency, ranked #223 of 590 in NY (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 $6k of equity ($691 loan paydown + $5k 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.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 175 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Recommended offer $87,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $103,950
• List price: $99,999
• Delta: -3.80%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7978 State Route 36 Lot 35	0.08mi	3/2.0	1,848 (-3%)	2mo	$97,900	$53	89

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

Projected returns pro-forma

5.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 2.62×
• Total profit: $45,463
• Equity at exit: $57,170

10-year hold

• IRR: 24.8%
• Equity multiple: 5.23×
• Total profit: $118,321
• Equity at exit: $99,084

Cash invested: $28,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $344

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 69%

Sensitivity live

Price	-10% $413	-5% $379	+0% $344	+5% $310	+10% $275
Rent	-10% $241	-5% $292	+0% $344	+5% $396	+10% $448
Rate	-1.0pp $395	-0.5pp $370	base $344	+0.5pp $318	+1.0pp $292

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   statusdays on market $99,999 Pending 175 DOM
2. 2026-06-08
   days on market $99,999 Active Under Contract 174 DOM
3. 2026-06-07
   days on market $99,999 Active Under Contract 173 DOM
4. 2026-06-05
   days on market $99,999 Active Under Contract 170 DOM
5. 2026-06-03
   days on market $99,999 Active Under Contract 169 DOM
6. 2026-06-02
   days on market $99,999 Active Under Contract 168 DOM
7. 2026-06-01
   days on market $99,999 Active Under Contract 167 DOM
8. 2026-05-31
   days on market $99,999 Active Under Contract 166 DOM
9. 2026-05-30
   days on market $99,999 Active Under Contract 165 DOM
10. 2026-05-02
    historical Active Under Contract 528-char remark

    Show marketing remark (528 chars)

    This 2002 manufactured home is located in a quiet, well-established park and offers a comfortable and functional layout. The home features three bedrooms and two full bathrooms, providing ample space for everyday living. The kitchen comes fully equipped with appliances and opens to a bright living area, ideal for relaxing or entertaining. An attached two-car garage adds convenience and additional storage. With a practical floor plan and a desirable park setting, this home presents a great opportunity for affordable living.

11. 2025-12-16
    listed $99,999 Active 528-char remark

    Show marketing remark (528 chars)

    This 2002 manufactured home is located in a quiet, well-established park and offers a comfortable and functional layout. The home features three bedrooms and two full bathrooms, providing ample space for everyday living. The kitchen comes fully equipped with appliances and opens to a bright living area, ideal for relaxing or entertaining. An attached two-car garage adds convenience and additional storage. With a practical floor plan and a desirable park setting, this home presents a great opportunity for affordable living.

12. 2025-09-11
    soldstatus $100,000 Closed 980-char remark

    Show marketing remark (980 chars)

    Three-bedroom, 2 full-bath, 68' x 28' manufactured home in The Oaks Development. Big front entry room plus large formal living room. Formal dining room and nice kitchen with appliance package. Lots of cupboard & counter space & the sturdy island counter stools are included. Laundry room, with exit door, has W & D (included), hot water tank, FA furnace & a little pantry closet. Primary bedroom has double closets & attached full bath with tub and sepaate shower. Two other bedrooms & another full bath can be found on the opposite side of the home Enter from the large two-car garage into a good-sized vinyl floored room. .. .great for dry storage or your bench, weights, and exercise bike!! Behind the garage is an attached machine shed and workshop. Out back is a covered patio. Lot rent ($500) includes septic use and maintenance, street cleaning (snow removal) and street lights. Delayed Negotiations until August 23 (Saturday) at noon.

13. 2025-08-25
    status Pending 980-char remark

    Show marketing remark (980 chars)

    Three-bedroom, 2 full-bath, 68' x 28' manufactured home in The Oaks Development. Big front entry room plus large formal living room. Formal dining room and nice kitchen with appliance package. Lots of cupboard & counter space & the sturdy island counter stools are included. Laundry room, with exit door, has W & D (included), hot water tank, FA furnace & a little pantry closet. Primary bedroom has double closets & attached full bath with tub and sepaate shower. Two other bedrooms & another full bath can be found on the opposite side of the home Enter from the large two-car garage into a good-sized vinyl floored room. .. .great for dry storage or your bench, weights, and exercise bike!! Behind the garage is an attached machine shed and workshop. Out back is a covered patio. Lot rent ($500) includes septic use and maintenance, street cleaning (snow removal) and street lights. Delayed Negotiations until August 23 (Saturday) at noon.

14. 2025-08-15
    listed $89,900 Active 980-char remark

    Show marketing remark (980 chars)

    Three-bedroom, 2 full-bath, 68' x 28' manufactured home in The Oaks Development. Big front entry room plus large formal living room. Formal dining room and nice kitchen with appliance package. Lots of cupboard & counter space & the sturdy island counter stools are included. Laundry room, with exit door, has W & D (included), hot water tank, FA furnace & a little pantry closet. Primary bedroom has double closets & attached full bath with tub and sepaate shower. Two other bedrooms & another full bath can be found on the opposite side of the home Enter from the large two-car garage into a good-sized vinyl floored room. .. .great for dry storage or your bench, weights, and exercise bike!! Behind the garage is an attached machine shed and workshop. Out back is a covered patio. Lot rent ($500) includes septic use and maintenance, street cleaning (snow removal) and street lights. Delayed Negotiations until August 23 (Saturday) at noon.

15. 2020-04-28
    soldstatus $58,000
16. 2020-01-15
    listed $68,000
17. 2019-06-17
    soldstatus $39,900
18. 2019-04-29
    listed $39,900
19. 2018-09-20
    soldstatus $49,000
20. 2018-05-08
    listed $52,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,726
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,909
• Taxable income: $2,699
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,483/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 · 1 photo

Poor 20/100 Extensive rehab

This 2002 manufactured home requires extensive repairs and maintenance, including exterior siding, roof, flooring, HVAC/mechanicals, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but snow suggests potential water damage
• Major flooring — No visible flooring, but snow suggests potential water damage
• Major HVAC/mechanicals — No visible interior, but snow suggests potential water damage
• Major landscaping — Snow-covered yard with minimal vegetation

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and structural integrity
• Both roof repair — Prevents water damage and improves structural integrity
• Both landscaping — Enhances curb appeal and property value
• Both HVAC/mechanicals — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but snow suggests potential water damage	Major	$15,000–50,000
flooring · No visible flooring, but snow suggests potential water damage	Major	$15,000–50,000
HVAC/mechanicals · No visible interior, but snow suggests potential water damage	Major	$15,000–50,000
landscaping · Snow-covered yard with minimal vegetation	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both roof repair — Prevents water damage and improves structural integrity ↑
• Both landscaping — Enhances curb appeal and property value ↑
• Both HVAC/mechanicals — Ensures comfort and energy efficiency ↑

ⓘ 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: Arkport Central School District
• NCES district ID: 3603240
• Math proficiency: 59% ▲ 4.00%
• Reading proficiency: 65% ▲ 15.00%
• Median HH income: $44,995
• Composite: 52.24/100
• National rank: #1601
• State rank: #223 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

• Census place: Arkport, NY
• 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

+89.0% since first listed

11 events — show timeline

• 2026-05-02 Contingent — UNYREIS
• 2025-12-16 Listed $99,999 UNYREIS
• 2025-09-11 Sold (MLS) $100,000 UNYREIS
• 2025-08-25 Pending — UNYREIS
• 2025-08-15 Listed $89,900 UNYREIS
• 2020-04-28 Sold (MLS) $58,000 UNYREIS
• 2020-01-15 Listed $68,000 UNYREIS
• 2019-06-17 Sold (MLS) $39,900 UNYREIS
• 2019-04-29 Listed $39,900 UNYREIS
• 2018-09-20 Sold (MLS) $49,000 UNYREIS
• 2018-05-08 Listed $52,900 UNYREIS