299 Southview · Arcade, NY 14009

$69,900

3 bd · 2.0 ba · 1,680 sqft · SingleFamily · 22 Days on market

Built 1982 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 MLS

Hard to find Doublewide at Arcade Valley Estates! This home has been very well maintained And has many great features! Get ready for cooler nights ahead with the Corner, wood burning fireplace, spacious living room with fun bar area that makes a great place to watch the game! Formal dining room with built in hutch, 2 full baths, and 3 bedrooms. Master bath has shower stall, separate tub, and walk in closet. The kitchen has good cabinet and counter space as well as a counter bar for informal meals and all appliances included. New roof in 2010, extra long carport with concrete driveway Storage shed, and nicely landscaped rented lot. Lot rent 360.00 month. Total Arcade Electric.

Key facts

• Country kitchen
• Wet bar
• Formal dining room

Tags

• WOOD BEAMED CATHEDRAL CEILING
• CORNER WOOD-BURNING FIREPLACE
• WET BAR
• FORMAL DINING ROOM
• BUILT-IN HUTCH
• COUNTRY KITCHEN

Property features AI

Finance

• Financial info: Land lease of $405 monthly
• HOA & community: Monthly association/land-lease fee

Exterior

• Parking: 3-car garage; Carport; Additional storage
• Utilities: Electricity connected (circuit breakers); Public water connected; Sewer connected
• Home design: Single-story (1 story); Double wide mobile home (Friendship); Resale condition; City street frontage; Rectangular residential lot
• Construction: Vinyl siding; Spray foam insulation; Asphalt roof; Crawl space foundation; Built as existing (pre-owned)
• Exterior features: Concrete driveway; Shed(s)/storage

Interior

• Kitchen: Built-in range; Built-in oven; Electric cooktop; Range hood; Exhaust fan
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl; Varied flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Gas forced air heating; Wall cooling units
• Interior features: Wet bar; Breakfast bar; Ceiling fan(s); Separate/formal dining room; Entrance foyer; Separate/formal living room; Country kitchen; Kitchen island; Bar; Natural woodwork; Main level primary suite; Bath in primary bedroom; Bedroom on main level
• Laundry & utility: Laundry on the 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. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (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: 41 active listings in the ZIP; 83 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($483 loan paydown + $4k 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 $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

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $56k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $68,851 (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: 2.32% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.04%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 53.8%
• Equity multiple: 4.35×
• Total profit: $65,508
• Equity at exit: $42,398

10-year hold

• IRR: 51.0%
• Equity multiple: 9.00×
• Total profit: $156,657
• 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: 3.6×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $733

Break-even live

Break-even rent $696

Max offer price $69,900

Occupancy floor 50%

Sensitivity live

Price	-10% $782	-5% $758	+0% $733	+5% $709	+10% $685
Rent	-10% $605	-5% $669	+0% $733	+5% $798	+10% $862
Rate	-1.0pp $769	-0.5pp $751	base $733	+0.5pp $715	+1.0pp $697

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 7 events

1. 2026-04-22
   status Pending
2. 2026-03-31
   listed $69,900 Active
3. 2022-11-23
   soldstatus $56,000 Closed Sale or Rented 687-char remark

   Show marketing remark (687 chars)

   Hard to find Doublewide at Arcade Valley Estates! This home has been very well maintained And has many great features! Get ready for cooler nights ahead with the Corner, wood burning fireplace, spacious living room with fun bar area that makes a great place to watch the game! Formal dining room with built in hutch, 2 full baths, and 3 bedrooms. Master bath has shower stall, separate tub, and walk in closet. The kitchen has good cabinet and counter space as well as a counter bar for informal meals and all appliances included. New roof in 2010, extra long carport with concrete driveway Storage shed, and nicely landscaped rented lot. Lot rent 360.00 month. Total Arcade Electric.

4. 2022-10-05
   status Pending Sale 687-char remark

   Show marketing remark (687 chars)

   Hard to find Doublewide at Arcade Valley Estates! This home has been very well maintained And has many great features! Get ready for cooler nights ahead with the Corner, wood burning fireplace, spacious living room with fun bar area that makes a great place to watch the game! Formal dining room with built in hutch, 2 full baths, and 3 bedrooms. Master bath has shower stall, separate tub, and walk in closet. The kitchen has good cabinet and counter space as well as a counter bar for informal meals and all appliances included. New roof in 2010, extra long carport with concrete driveway Storage shed, and nicely landscaped rented lot. Lot rent 360.00 month. Total Arcade Electric.

5. 2022-08-22
   status Active 687-char remark

   Show marketing remark (687 chars)

   Hard to find Doublewide at Arcade Valley Estates! This home has been very well maintained And has many great features! Get ready for cooler nights ahead with the Corner, wood burning fireplace, spacious living room with fun bar area that makes a great place to watch the game! Formal dining room with built in hutch, 2 full baths, and 3 bedrooms. Master bath has shower stall, separate tub, and walk in closet. The kitchen has good cabinet and counter space as well as a counter bar for informal meals and all appliances included. New roof in 2010, extra long carport with concrete driveway Storage shed, and nicely landscaped rented lot. Lot rent 360.00 month. Total Arcade Electric.

6. 2022-08-17
   status Under Contract- Do Not Show 687-char remark

   Show marketing remark (687 chars)

   Hard to find Doublewide at Arcade Valley Estates! This home has been very well maintained And has many great features! Get ready for cooler nights ahead with the Corner, wood burning fireplace, spacious living room with fun bar area that makes a great place to watch the game! Formal dining room with built in hutch, 2 full baths, and 3 bedrooms. Master bath has shower stall, separate tub, and walk in closet. The kitchen has good cabinet and counter space as well as a counter bar for informal meals and all appliances included. New roof in 2010, extra long carport with concrete driveway Storage shed, and nicely landscaped rented lot. Lot rent 360.00 month. Total Arcade Electric.

7. 2022-08-15
   listed $60,000 Active 687-char remark

   Show marketing remark (687 chars)

   Hard to find Doublewide at Arcade Valley Estates! This home has been very well maintained And has many great features! Get ready for cooler nights ahead with the Corner, wood burning fireplace, spacious living room with fun bar area that makes a great place to watch the game! Formal dining room with built in hutch, 2 full baths, and 3 bedrooms. Master bath has shower stall, separate tub, and walk in closet. The kitchen has good cabinet and counter space as well as a counter bar for informal meals and all appliances included. New roof in 2010, extra long carport with concrete driveway Storage shed, and nicely landscaped rented lot. Lot rent 360.00 month. Total Arcade Electric.

ⓘ 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: $19,488
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$2,033
• Taxable income: $8,225
• Est. tax owed @ 24.0%: −$1,974
• After-tax cash flow: $6,827/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

Fair 45/100 Moderate rehab

This single-family home requires significant repairs and updates to its exterior, interior, and landscaping, but presents a good opportunity for investment with high potential for resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Siding condition suggests potential underlying roof issues
• Major flooring — Overall condition suggests need for replacement
• Major interior walls/paint — Overall condition suggests need for repainting
• Major kitchen — Overall condition suggests need for updates
• Major bathrooms — Overall condition suggests need for updates
• Major HVAC/mechanicals — Overall condition suggests need for updates
• Major landscaping — Sparse landscaping, needs improvement

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and structural integrity
• Both interior painting and updates — Enhances interior aesthetics and value
• Both kitchen and bathroom updates — Modernizes spaces and increases value
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency
• Both landscaping and curb appeal — Enhances overall property value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Siding condition suggests potential underlying roof issues	Major	$15,000–50,000
flooring · Overall condition suggests need for replacement	Major	$15,000–50,000
interior walls/paint · Overall condition suggests need for repainting	Major	$15,000–50,000
kitchen · Overall condition suggests need for updates	Major	$15,000–50,000
bathrooms · Overall condition suggests need for updates	Major	$15,000–50,000
HVAC/mechanicals · Overall condition suggests need for updates	Major	$15,000–50,000
landscaping · Sparse landscaping, needs improvement	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and structural integrity ↑
• Both interior painting and updates — Enhances interior aesthetics and value ↑
• Both kitchen and bathroom updates — Modernizes spaces and increases value ↑
• Both HVAC and mechanical upgrades — Improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — Enhances overall property value and appeal ↑

ⓘ 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

+16.5% since first listed

7 events — show timeline

• 2026-04-22 Pending — WNYREIS
• 2026-03-31 Listed $69,900 WNYREIS
• 2022-11-23 Sold (MLS) $56,000 WNYREIS
• 2022-10-05 Pending — WNYREIS
• 2022-08-22 Relisted — WNYREIS
• 2022-08-17 Pending — WNYREIS
• 2022-08-15 Listed $60,000 WNYREIS