330 Parkview Dr · Arcade, NY 14009

$58,000

2 bd · 1.0 ba · 840 sqft · Manufactured · 21 Days on market

Built 2009 Fair condition

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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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

2 bedroom / 1 bath move in ready home. Open concept living makes this space feel larger. Carport and shed 5 years old. Appliances included. Quiet community, close to stores.

Key facts

• Open concept living
• Shed
• Carport

Tags

• MOVE IN READY
• OPEN CONCEPT LIVING
• CARPORT
• SHED
• QUIET COMMUNITY

Property features AI

Finance

• Financial info: Monthly land lease: $395
• HOA & community: Has land lease

Exterior

• Parking: Carport
• Utilities: Public water connected; Sewer connected
• Home design: Single-wide mobile home (Marlette); Single-story
• Construction: Vinyl siding; Pillar/post/pier foundation; Existing (previously built)
• Exterior features: Concrete driveway; Irregular lot

Interior

• Kitchen: Gas oven; Gas range; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Luxury vinyl; Varied flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Gas forced-air heating
• Interior features: Eat-in kitchen; Bedroom on main level
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.

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 $4k of equity ($401 loan paydown + $3k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, 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 21 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

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 $57,130 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.75% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $36,960
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Southview Dr	0.04mi	2/1.0	784 (-7%)	4mo	$88,500	$113	84
319 Parkview Dr	0.01mi	3/2.0 (+1)	952 (+13%)	4mo	$42,000	$44	65
56 Aristo Ter	0.46mi	2/1.0	840 (0%)	19mo	$25,000	$30	63
89 Autumnview Dr	0.14mi	2/1.0	924 (+10%)	19mo	$14,500	$16	61
329 Parkview Dr	0.01mi	1/1.0 (-1)	720 (-14%)	23mo	$15,800	$22	52
433 Bristol Ln	0.37mi	3/2.0 (+1)	880 (+5%)	18mo	$84,000	$95	51

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: 35.6%
• Equity multiple: 3.27×
• Total profit: $36,907
• Equity at exit: $35,180

10-year hold

• IRR: 33.4%
• Equity multiple: 6.69×
• Total profit: $92,330
• Equity at exit: $62,720

Cash invested: $16,240 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $335

Break-even live

Break-even rent $591

Max offer price $58,000

Occupancy floor 62%

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: $14,500
• Closing costs: $1,740
• 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	0.34mi

Listing history 15 events

1. 2026-06-18
   days on market $58,000 Active 21 DOM
2. 2026-06-17
   days on market $58,000 Active 20 DOM
3. 2026-06-16
   days on market $58,000 Active 19 DOM
4. 2026-06-15
   days on market $58,000 Active 18 DOM
5. 2026-06-13
   days on market $58,000 Active 16 DOM
6. 2026-06-12
   days on market $58,000 Active 15 DOM
7. 2026-06-09
   days on market $58,000 Active 12 DOM
8. 2026-06-08
   days on market $58,000 Active 11 DOM
9. 2026-06-07
   days on market $58,000 Active 10 DOM
10. 2026-06-07
    days on market $58,000 Active 9 DOM
11. 2026-06-04
    days on market $58,000 Active 6 DOM
12. 2026-06-02
    days on market $58,000 Active 5 DOM
13. 2026-06-01
    days on market $58,000 Active 4 DOM
14. 2026-05-31
    days on market $58,000 Active 3 DOM
15. 2026-05-28
    listed $58,000 Active

ⓘ 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: −$3,249
• − Property taxes: −$870
• − Insurance: −$1,088
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,687
• Taxable income: $3,338
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,214/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

Fair 45/100 Cosmetic rehab

This manufactured home requires cosmetic repairs to the exterior and roof, with significant potential for value increase through painting and siding repairs.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Aged appearance

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair siding — Improves structural integrity and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Aged appearance	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair siding — Improves structural integrity and appearance ↑

ⓘ 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: 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

1 event — show timeline

• 2026-05-28 Listed $58,000 WNYREIS