83 Hyde Rd · Cumberland Head, NY 05458

$150,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 100 Days on market

Built 1985 10 ac lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.7/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, three-bath modular double-wide ranch style home on 10.1 very private acres. Attached two-car garage and workshop; large rear deck.

Key facts

• Trails and clearing
• Large garage
• Tree-lined approach

Tags

• PRIVATE PARCEL
• TREE-LINED APPROACH
• SINGLE-FLOOR LIVING
• LARGE GARAGE
• DIRECT ACCESS TO NATURE
• TRAILS AND CLEARING

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Septic system; Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: Manufactured home; Manuf/Mobile architectural style; Existing construction
• Construction: Built in 1985; Vinyl siding; Shingle roof; Manufactured home structure
• Exterior features: Country setting; Crushed stone driveway; Public maintained road frontage (335 ft)

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Pellet stove; Electric heat
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#473 in NY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Market conditions: 22 units permitted in Grand Isle County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Grand Isle County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.8

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-13,228
• Equity at exit: $22,365

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,924
• Equity at exit: $12,969

Cash invested: $42,000 (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 05458

• Home prices YoY: -24.9%
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$251 /mo · $3,014/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $173

Break-even live

Break-even rent $1,393

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $258	-5% $215	+0% $173	+5% $130	+10% $88
Rent	-10% $46	-5% $109	+0% $173	+5% $237	+10% $300
Rate	-1.0pp $248	-0.5pp $211	base $173	+0.5pp $134	+1.0pp $95

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $150,000 Active 100 DOM
2. 2026-06-18
   days on market $150,000 Active 98 DOM
3. 2026-06-17
   days on market $150,000 Active 97 DOM
4. 2026-06-16
   days on market $150,000 Active 96 DOM
5. 2026-06-15
   days on market $150,000 Active 95 DOM
6. 2026-06-15
   days on market $150,000 Active 94 DOM
7. 2026-06-13
   days on market $150,000 Active 93 DOM
8. 2026-06-12
   days on market $150,000 Active 92 DOM
9. 2026-06-09
   days on market $150,000 Active 89 DOM
10. 2026-06-08
    days on market $150,000 Active 88 DOM
11. 2026-06-08
    days on market $150,000 Active 87 DOM
12. 2026-06-05
    pricestatusdays on market $150,000 Active 85 DOM
13. 2026-06-03
    days on market $179,500 Active with Contract 83 DOM
14. 2026-06-02
    days on market $179,500 Active with Contract 82 DOM
15. 2026-06-01
    days on market $179,500 Active with Contract 81 DOM
16. 2026-05-31
    days on market $179,500 Active with Contract 80 DOM
17. 2026-04-10
    historical Active with Contract
18. 2026-04-06
    price $179,500
19. 2026-04-06
    price $179,500
20. 2026-03-12
    listed $200,000 Active
21. 2005-09-22
    soldstatus $157,000
22. 2005-09-20
    soldstatus $157,000 145-char remark

    Show marketing remark (145 chars)

    Three-bedroom, three-bath modular double-wide ranch style home on 10.1 very private acres. Attached two-car garage and workshop; large rear deck.

23. 2005-08-08
    listed $152,500 145-char remark

    Show marketing remark (145 chars)

    Three-bedroom, three-bath modular double-wide ranch style home on 10.1 very private acres. Attached two-car garage and workshop; large rear deck.

ⓘ 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: $3,014 · $251/mo
• Projected year-2 tax: $3,014 · $251/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% 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: $19,340
• − Mortgage interest: −$8,402
• − Property taxes: −$3,014
• − Insurance: −$750
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,364
• Taxable loss: −$284
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $2,144/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)

No district data.

Livability — Cumberland Head

• Score: 69/100
• State rank: #473
• US rank: #8361

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,187

Population outlook (Grand Isle County) Hauer SSP2

• Today (2025): 6,600 people
• By 2030: 6,362 · -3.6%
• By 2040: 5,766 · -12.6%
• By 2050: 5,294 · -19.8%
• By 2075: 4,505 · -31.7%
• By 2100: 3,726 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 21% Slovak 5% Italian 3%
• Foreign-born: 2% · Canada, Dominican Republic
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Grand Isle

• 2024 margin: Strong D (+21.1) · D 59.2% · R 38.1% · Other 2.7%
• 2008→2024 swing: -7.1pp toward R · 2008: 28.2pp · 2024: 21.1pp
• All cycles: 2024: D+21.1 2020: D+22.6 2016: D+16.1 2012: D+26.1 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.66%
• Current HPI: 248.8482
• 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

+17.7% since first listed

7 events — show timeline

• 2026-04-10 Contingent — PrimeMLS
• 2026-04-06 Price Changed $179,500 PrimeMLS
• 2026-04-06 Price Changed $179,500 PrimeMLS
• 2026-03-12 Listed $200,000 PrimeMLS
• 2005-09-22 Sold (Public Records) $157,000 Public Records
• 2005-09-20 Sold (MLS) $157,000 PrimeMLS
• 2005-08-08 Listed $152,500 PrimeMLS

Property tax history

+1.8%/yr

Latest (2024): $3,014 · +9.6% YoY. Source: county tax records.