5A Sunup Park · Ellicottville, NY 14731

$114,900

3 bd · 1.0 ba · 860 sqft · SingleFamily · 269 Days on market

Built 1973 Poor condition ↓ 3% since listing

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Why this score? — see what drove the D- 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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this upgraded and furnished single wide trailer, ideally located within walking distance of Ellicottville’s vibrant shops and restaurants. This 3-bedroom, 1-bathroom residence features a delightful bump-out design, providing additional space, enhancing both comfort and functionality. Upon entering, you are greeted by a large foyer that offers convenient access to stacked laundry facilities and ample ski storage, perfect for enthusiasts looking to make the most of the nearby winter sports. The foyer leads into the bedrooms, bathroom and the open-concept living space, which integrates seamlessly with the kitchen/Dining and Living area, fostering an inviting atmosphere for gatherings and relaxation. The kitchen boasts modern appliances, including a gas range and a refrigerator, complemented by ample cabinetry, designed to enhance both style and functionality. The dining area provides a cozy spot for meals and lively conversations. The large living room offers a cozy place to relax after a day on the slopes, with ample windows. The layout of this home is meticulously crafted to make the most of every square foot ensuring that each room feels spacious and airy. Step outside onto the front deck, where you can unwind or entertain while enjoying the fresh air. The deck is equipped with a BBQ area, perfect for hosting summer cookouts or casual gatherings with friends. Surrounding the home, the landscaping is well-maintained, offering a neat and inviting outdoor space. This property not only provides comfort and convenience but also positions you near the heart of Ellicottville, where you can explore local shops, restaurants, and recreational activities. Whether you are seeking a primary residence or a vacation getaway, this home offers an exceptional blend of modern living and access to the best the area has to offer.

Key facts

• Ample ski storage
• Large foyer
• Modern appliances

Tags

• BUMP-OUT DESIGN
• LARGE FOYER
• STACKED LAUNDRY FACILITIES
• AMPLE SKI STORAGE
• OPEN-CONCEPT LIVING SPACE
• MODERN APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $100k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (16.4% below list).
• Recommended offer: $96k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 126 active listings in the ZIP; 128 units permitted in Cattaraugus County in 2024 (21 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cattaraugus County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $96,109 (16.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.84% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-25,012
• Equity at exit: $17,132

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-29,858
• Equity at exit: $9,934

Cash invested: $32,172 (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 14731

• Home prices YoY: -13.3%
• Active inventory: 126
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-101

Break-even live

Break-even rent $1,089

Max offer price $100,250

Occupancy floor —

Sensitivity live

Price	-10% $-22	-5% $-62	+0% $-101	+5% $-141	+10% $-181
Rent	-10% $-177	-5% $-139	+0% $-101	+5% $-63	+10% $-25
Rate	-1.0pp $-43	-0.5pp $-72	base $-101	+0.5pp $-131	+1.0pp $-161

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $114,900 Active 269 DOM
2. 2026-06-18
   days on market $114,900 Active 267 DOM
3. 2026-06-17
   days on market $114,900 Active 266 DOM
4. 2026-06-16
   days on market $114,900 Active 265 DOM
5. 2026-06-15
   days on market $114,900 Active 264 DOM
6. 2026-06-13
   days on market $114,900 Active 262 DOM
7. 2026-06-12
   days on market $114,900 Active 261 DOM
8. 2026-06-09
   days on market $114,900 Active 258 DOM
9. 2026-06-08
   days on market $114,900 Active 257 DOM
10. 2026-06-07
    days on market $114,900 Active 256 DOM
11. 2026-06-07
    days on market $114,900 Active 255 DOM
12. 2026-06-04
    days on market $114,900 Active 252 DOM
13. 2026-06-02
    days on market $114,900 Active 251 DOM
14. 2026-06-01
    days on market $114,900 Active 250 DOM
15. 2026-05-31
    days on market $114,900 Active 249 DOM
16. 2026-02-03
    price $114,900 1857-char remark

    Show marketing remark (1857 chars)

    Welcome to this upgraded and furnished single wide trailer, ideally located within walking distance of Ellicottville’s vibrant shops and restaurants. This 3-bedroom, 1-bathroom residence features a delightful bump-out design, providing additional space, enhancing both comfort and functionality. Upon entering, you are greeted by a large foyer that offers convenient access to stacked laundry facilities and ample ski storage, perfect for enthusiasts looking to make the most of the nearby winter sports. The foyer leads into the bedrooms, bathroom and the open-concept living space, which integrates seamlessly with the kitchen/Dining and Living area, fostering an inviting atmosphere for gatherings and relaxation. The kitchen boasts modern appliances, including a gas range and a refrigerator, complemented by ample cabinetry, designed to enhance both style and functionality. The dining area provides a cozy spot for meals and lively conversations. The large living room offers a cozy place to relax after a day on the slopes, with ample windows. The layout of this home is meticulously crafted to make the most of every square foot ensuring that each room feels spacious and airy. Step outside onto the front deck, where you can unwind or entertain while enjoying the fresh air. The deck is equipped with a BBQ area, perfect for hosting summer cookouts or casual gatherings with friends. Surrounding the home, the landscaping is well-maintained, offering a neat and inviting outdoor space. This property not only provides comfort and convenience but also positions you near the heart of Ellicottville, where you can explore local shops, restaurants, and recreational activities. Whether you are seeking a primary residence or a vacation getaway, this home offers an exceptional blend of modern living and access to the best the area has to offer.

17. 2025-11-14
    price $118,500 1857-char remark

    Show marketing remark (1857 chars)

    Welcome to this upgraded and furnished single wide trailer, ideally located within walking distance of Ellicottville’s vibrant shops and restaurants. This 3-bedroom, 1-bathroom residence features a delightful bump-out design, providing additional space, enhancing both comfort and functionality. Upon entering, you are greeted by a large foyer that offers convenient access to stacked laundry facilities and ample ski storage, perfect for enthusiasts looking to make the most of the nearby winter sports. The foyer leads into the bedrooms, bathroom and the open-concept living space, which integrates seamlessly with the kitchen/Dining and Living area, fostering an inviting atmosphere for gatherings and relaxation. The kitchen boasts modern appliances, including a gas range and a refrigerator, complemented by ample cabinetry, designed to enhance both style and functionality. The dining area provides a cozy spot for meals and lively conversations. The large living room offers a cozy place to relax after a day on the slopes, with ample windows. The layout of this home is meticulously crafted to make the most of every square foot ensuring that each room feels spacious and airy. Step outside onto the front deck, where you can unwind or entertain while enjoying the fresh air. The deck is equipped with a BBQ area, perfect for hosting summer cookouts or casual gatherings with friends. Surrounding the home, the landscaping is well-maintained, offering a neat and inviting outdoor space. This property not only provides comfort and convenience but also positions you near the heart of Ellicottville, where you can explore local shops, restaurants, and recreational activities. Whether you are seeking a primary residence or a vacation getaway, this home offers an exceptional blend of modern living and access to the best the area has to offer.

18. 2025-09-24
    listed $124,500 Active 1857-char remark

    Show marketing remark (1857 chars)

    Welcome to this upgraded and furnished single wide trailer, ideally located within walking distance of Ellicottville’s vibrant shops and restaurants. This 3-bedroom, 1-bathroom residence features a delightful bump-out design, providing additional space, enhancing both comfort and functionality. Upon entering, you are greeted by a large foyer that offers convenient access to stacked laundry facilities and ample ski storage, perfect for enthusiasts looking to make the most of the nearby winter sports. The foyer leads into the bedrooms, bathroom and the open-concept living space, which integrates seamlessly with the kitchen/Dining and Living area, fostering an inviting atmosphere for gatherings and relaxation. The kitchen boasts modern appliances, including a gas range and a refrigerator, complemented by ample cabinetry, designed to enhance both style and functionality. The dining area provides a cozy spot for meals and lively conversations. The large living room offers a cozy place to relax after a day on the slopes, with ample windows. The layout of this home is meticulously crafted to make the most of every square foot ensuring that each room feels spacious and airy. Step outside onto the front deck, where you can unwind or entertain while enjoying the fresh air. The deck is equipped with a BBQ area, perfect for hosting summer cookouts or casual gatherings with friends. Surrounding the home, the landscaping is well-maintained, offering a neat and inviting outdoor space. This property not only provides comfort and convenience but also positions you near the heart of Ellicottville, where you can explore local shops, restaurants, and recreational activities. Whether you are seeking a primary residence or a vacation getaway, this home offers an exceptional blend of modern living and access to the best the area has to offer.

19. 2022-09-30
    soldstatus $117,900 Closed Sale or Rented 1061-char remark

    Show marketing remark (1061 chars)

    Are you ready to find the hidden gem of the village of Ellicottville? Look no further, step into this turn key mobile home that is walking distance from all the village amenities. A mudroom welcomes you this home with laundry and extra built in storage for all your needs. This mobile home features 3 bedrooms, one full bath. The kitchen/dining/living room is all open and ample natural light through the picture windows off the front of this property. Each bedroom offers storage, whether a closet or built in storage with extra room for dressers, if you choose! A deck of the side allows for room to grill and entertain. This mobile home is being sold furnished. Schedule a tour today! Lot rent includes road maintenance and plowing, including driveways, grass cutting, garbage, plus no property taxes! Short term rentals are allowed in the park. Lot rent for each unit will increase January 1, 2023 to $455.00. Per seller, all offers are due by Monday, August 15th, 2022 at 12pm. POF or pre-approval are REQUIRED with any submitted offer, see attachment.

20. 2022-09-21
    status Pending Sale 1061-char remark

    Show marketing remark (1061 chars)

    Are you ready to find the hidden gem of the village of Ellicottville? Look no further, step into this turn key mobile home that is walking distance from all the village amenities. A mudroom welcomes you this home with laundry and extra built in storage for all your needs. This mobile home features 3 bedrooms, one full bath. The kitchen/dining/living room is all open and ample natural light through the picture windows off the front of this property. Each bedroom offers storage, whether a closet or built in storage with extra room for dressers, if you choose! A deck of the side allows for room to grill and entertain. This mobile home is being sold furnished. Schedule a tour today! Lot rent includes road maintenance and plowing, including driveways, grass cutting, garbage, plus no property taxes! Short term rentals are allowed in the park. Lot rent for each unit will increase January 1, 2023 to $455.00. Per seller, all offers are due by Monday, August 15th, 2022 at 12pm. POF or pre-approval are REQUIRED with any submitted offer, see attachment.

21. 2022-08-16
    status Under Contract- Do Not Show 1061-char remark

    Show marketing remark (1061 chars)

    Are you ready to find the hidden gem of the village of Ellicottville? Look no further, step into this turn key mobile home that is walking distance from all the village amenities. A mudroom welcomes you this home with laundry and extra built in storage for all your needs. This mobile home features 3 bedrooms, one full bath. The kitchen/dining/living room is all open and ample natural light through the picture windows off the front of this property. Each bedroom offers storage, whether a closet or built in storage with extra room for dressers, if you choose! A deck of the side allows for room to grill and entertain. This mobile home is being sold furnished. Schedule a tour today! Lot rent includes road maintenance and plowing, including driveways, grass cutting, garbage, plus no property taxes! Short term rentals are allowed in the park. Lot rent for each unit will increase January 1, 2023 to $455.00. Per seller, all offers are due by Monday, August 15th, 2022 at 12pm. POF or pre-approval are REQUIRED with any submitted offer, see attachment.

22. 2022-08-05
    listed $117,900 Active 1061-char remark

    Show marketing remark (1061 chars)

    Are you ready to find the hidden gem of the village of Ellicottville? Look no further, step into this turn key mobile home that is walking distance from all the village amenities. A mudroom welcomes you this home with laundry and extra built in storage for all your needs. This mobile home features 3 bedrooms, one full bath. The kitchen/dining/living room is all open and ample natural light through the picture windows off the front of this property. Each bedroom offers storage, whether a closet or built in storage with extra room for dressers, if you choose! A deck of the side allows for room to grill and entertain. This mobile home is being sold furnished. Schedule a tour today! Lot rent includes road maintenance and plowing, including driveways, grass cutting, garbage, plus no property taxes! Short term rentals are allowed in the park. Lot rent for each unit will increase January 1, 2023 to $455.00. Per seller, all offers are due by Monday, August 15th, 2022 at 12pm. POF or pre-approval are REQUIRED with any submitted offer, see attachment.

ⓘ 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 · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 18 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: $11,533
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$1,372
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$3,343
• Taxable loss: −$3,186
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $-450/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 single-wide trailer requires extensive repairs and updates to its exterior, interior, and landscaping to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Major roof — No photos of the roof
• Major interior walls/paint — No photos of the interior walls
• Major windows — No photos of the windows
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major landscaping — Overgrown lawn, unkempt appearance

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and structural integrity
• Both paint interior and exterior — Enhances visual appeal and reflects better
• Both landscaping and curb appeal — Boosts curb appeal and property value
• Both HVAC and mechanicals — Ensures comfort and energy efficiency
• Both roof repair — Prevents water damage and extends property lifespan

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
roof · No photos of the roof	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls	Major	$15,000–50,000
windows · No photos of the windows	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
landscaping · Overgrown lawn, unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both paint interior and exterior — Enhances visual appeal and reflects better ↑
• Both landscaping and curb appeal — Boosts curb appeal and property value ↑
• Both HVAC and mechanicals — Ensures comfort and energy efficiency ↑
• Both roof repair — Prevents water damage and extends property lifespan ↑

ⓘ 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

• Census place: Ellicottville, NY
• Population (ZIP): 1,198

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 10% Slovak 4% Iranian 3%
• Foreign-born: 5% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -43.11%
• Current HPI: 280.7168
• 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

-2.5% since first listed

7 events — show timeline

• 2026-02-03 Price Changed $114,900 WNYREIS
• 2025-11-14 Price Changed $118,500 WNYREIS
• 2025-09-24 Listed $124,500 WNYREIS
• 2022-09-30 Sold (MLS) $117,900 WNYREIS
• 2022-09-21 Pending — WNYREIS
• 2022-08-16 Pending — WNYREIS
• 2022-08-05 Listed $117,900 WNYREIS