8966 Lestina Beach Rd · Bridgeport, NY 13037

$209,900

3 bd · 2.0 ba · 1,012 sqft · SingleFamily public records · 9 Days on market

Built 1987 0.75 ac lot Est $191k · 10% over

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Why this score? — see what drove the C- 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Schools +5.4/10.0
• Livability +3.3/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A charming property located on Lestina Beach Road in Bridgeport, offering a peaceful setting just a two minute walk from two Oneida Lake public access points. Enjoy the convenience of nearby recreation, dining, and easy commuting while still having a quiet retreat to call home. Whether you’re looking for a year-round residence, weekend getaway, or investment opportunity, this property provides a great chance to enjoy all that Central New York lake living has to offer. This home is a three minute drive to Rogue's Roost Golf Club, seven minute drive to Pointe Place Casino, and a twenty minute drive to the Micron Technology site.

Key facts

• Nearby recreation
• Pointe place casino
• 0.75 acre lot

Tags

• ONEIDA LAKE PUBLIC ACCESS
• NEARBY RECREATION
• ROGUE'S ROOST GOLF CLUB
• POINTE PLACE CASINO
• MICRON TECHNOLOGY SITE

Property features AI

Exterior

• Parking: Detached garage; Two garage spaces
• Utilities: Public water connected; Septic tank sewer
• Home design: Single-story home; Existing/resale property; Vinyl siding
• Construction: Vinyl siding construction; Poured foundation; Built (existing structure)
• Exterior features: Blacktop driveway; Leased propane tank; Lake frontage

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-level bedrooms
• Flooring: Laminate and varying flooring
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Propane-fired forced air heating
• Interior features: Eat-in kitchen; Main-level primary bedroom; Crawl space basement
• Laundry & utility: Main-level laundry; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.5% vs local median 2.3% in Bridgeport — 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 66/100 on livability (#655 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• Chittenango Central School District (rural): math 61% / reading 64% proficiency, ranked #192 of 590 in NY (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bridgeport Elementary School (math 52% / reading 52%, grade C-, #988 of 2,108 statewide, top 49%, 234 students, 38% FRL); Chittenango Middle School (math 47% / reading 61%, grade B-, #225 of 729 statewide, top 31%, 562 students, 42% FRL); Chittenango High School (math 87% / reading 84%, grade A, #358 of 1,100 statewide, top 33%, 623 students, 38% FRL).
• Market conditions: 74 active listings in the ZIP; 137 units permitted in Madison County in 2024 (46 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Madison County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $210k implies a 236% gain — meaningful room to come down on a strong offer.

Recommended offer $209,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.12% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $191,268
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8970 Tyler Rd	0.47mi	2/1.0 (-1)	960 (-5%)	9mo	$181,000	$189	53

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-9,163
• Equity at exit: $31,297

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $24,133
• Equity at exit: $18,148

Cash invested: $58,772 (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 13037

• Home prices YoY: -17.1%
• Active inventory: 74
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,341 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$272 /mo · $3,260/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $390

Break-even live

Break-even rent $1,848

Max offer price $209,900

Occupancy floor 78%

Sensitivity live

Price	-10% $508	-5% $449	+0% $390	+5% $330	+10% $271
Rent	-10% $205	-5% $297	+0% $390	+5% $482	+10% $574
Rate	-1.0pp $495	-0.5pp $443	base $390	+0.5pp $335	+1.0pp $280

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $209,900 Active 9 DOM
2. 2026-06-18
   days on market $209,900 Active 6 DOM
3. 2026-06-17
   days on market $209,900 Active 5 DOM
4. 2026-06-16
   days on market $209,900 Active 4 DOM
5. 2026-06-15
   days on market $209,900 Active 3 DOM
6. 2026-06-13
   remarks 634-char remark
7. 2026-06-13
   listed $209,900 Active 1 DOM

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $3,260 · $272/mo
• Projected year-2 tax: $3,404 · $284/mo
• Expected delta: +$144/yr (+$12/mo · 4.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,092
• − Mortgage interest: −$11,758
• − Property taxes: −$3,260
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,247
• − Management: −$2,247
• − Depreciation: −$6,106
• Taxable income: $1,424
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $4,333/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: Chittenango Central School District
• NCES district ID: 3607470
• Math proficiency: 61% ▼ -4.00%
• Reading proficiency: 64% ▲ 9.00%
• Median HH income: $62,521
• Composite: 54.34/100
• National rank: #1365
• State rank: #192 of 590 in NY

Livability — Bridgeport

• Score: 66/100
• State rank: #655
• US rank: #12191

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment C+ Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,611
• Population (ZIP): 9,519

Population outlook (Madison County) Hauer SSP2

• Today (2025): 69,528 people
• By 2030: 66,599 · -4.2%
• By 2040: 59,814 · -14.0%
• By 2050: 52,842 · -24.0%
• By 2075: 39,167 · -43.7%
• By 2100: 28,442 · -59.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Iranian 3% Lithuanian 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Madison

• 2024 margin: R (+13.1) · D 43.5% · R 56.5%
• 2008→2024 swing: -13.9pp toward R · 2008: 0.9pp · 2024: -13.1pp
• All cycles: 2024: R+13.1 2020: R+10.6 2016: R+15.9 2012: D+0.3 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.53%
• Current HPI: 272.9953
• 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

+235.8% since first listed

2 events — show timeline

• 2026-06-12 Listed $209,900 CNYIS
• 1993-07-19 Sold (Public Records) $62,500 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,260 · +4.2% YoY. Source: county tax records.