89 Benton Hollow Rd · Liberty, NY 12754

$229,000

5 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 14 Days on market

Built 1986 2.26 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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +4.5/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This spacious two story home set back off the road has plenty of room for your growing family. The property has been meticulously maintained and features lots of beautiful bushes and flower beds. It has a very private back yard with a swingset ready for the kids. You can relax on the rocking chair porch out front or have a BBQ on the half covered porch in the back. This home just recieved a brand new 30 year architectural shingle roof on November 1st. On the inside this home has been totally renovated over the last seven years to include a new Kitchen and Bathroom upgrades. It is set in the perfect spot, outside the villiage but only minutes to the school and town of liberty. Electric: Circuit Breaker, BasementDescription: Poured, Condition: Renovated, LandFeatures: Cleared Lot, Mature Trees,

Key facts

• Quiet country road
• Ample living space
• Backyard gazebo

Tags

• BACKYARD GAZEBO
• QUIET COUNTRY ROAD
• AMPLE LIVING SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank; Cable available; Electricity connected
• Home design: Single-family residence
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Aluminum and vinyl siding; Not waterfront

Interior

• Kitchen: Cooktop
• Bedrooms: Bedroom on the first floor
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; No central air
• Interior features: First-floor bedroom; Bilco door basement access; Crawl attic; 7 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $58 ($696/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $229k).
• Cap rate 6.6% vs local median 3.8% in Liberty — 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 62/100 on livability (#890 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities F, commute F.
• Liberty Central School District (town): math 31% / reading 34% proficiency, ranked #569 of 590 in NY (top 96%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (math 27% / reading 42%, grade F, #1,577 of 2,108 statewide, top 77%, 691 students, 64% FRL); Liberty Middle School (math 12% / reading 29%, grade F, #664 of 729 statewide, top 91%, 529 students, 68% FRL); Liberty High School (math 92% / reading 70%, grade A, #495 of 1,100 statewide, top 46%, 596 students, 62% FRL) — zoned schools average 65% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 32% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Liberty Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 739 units permitted in Sullivan County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Sullivan County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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 $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $229,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $128,581
• Equity at exit: $206,301

10-year hold

• IRR: 22.1%
• Equity multiple: 6.87×
• Total profit: $376,079
• Equity at exit: $444,897

Cash invested: $64,120 (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 12754

• Home prices YoY: 28.0%
• Active inventory: 65
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,350 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$502 /mo · $6,026/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $58

Break-even live

Break-even rent $2,277

Max offer price $229,000

Occupancy floor 93%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Liberty St Liberty, NY	4.0	2.5	2200	$2,350	$1.07	23d	1	1.39mi

Listing history 5 events

1. 2026-05-12
   listed $229,000 Active
2. 2010-05-05
   soldstatus $190,000
3. 2010-04-28
   soldstatus $180,000 803-char remark

   Show marketing remark (803 chars)

   This spacious two story home set back off the road has plenty of room for your growing family. The property has been meticulously maintained and features lots of beautiful bushes and flower beds. It has a very private back yard with a swingset ready for the kids. You can relax on the rocking chair porch out front or have a BBQ on the half covered porch in the back. This home just recieved a brand new 30 year architectural shingle roof on November 1st. On the inside this home has been totally renovated over the last seven years to include a new Kitchen and Bathroom upgrades. It is set in the perfect spot, outside the villiage but only minutes to the school and town of liberty. Electric: Circuit Breaker, BasementDescription: Poured, Condition: Renovated, LandFeatures: Cleared Lot, Mature Trees,

4. 2009-05-29
   listed $184,900 803-char remark

   Show marketing remark (803 chars)

   This spacious two story home set back off the road has plenty of room for your growing family. The property has been meticulously maintained and features lots of beautiful bushes and flower beds. It has a very private back yard with a swingset ready for the kids. You can relax on the rocking chair porch out front or have a BBQ on the half covered porch in the back. This home just recieved a brand new 30 year architectural shingle roof on November 1st. On the inside this home has been totally renovated over the last seven years to include a new Kitchen and Bathroom upgrades. It is set in the perfect spot, outside the villiage but only minutes to the school and town of liberty. Electric: Circuit Breaker, BasementDescription: Poured, Condition: Renovated, LandFeatures: Cleared Lot, Mature Trees,

5. 1992-11-06
   soldstatus $82,500

ⓘ 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: $6,026 · $502/mo
• Projected year-2 tax: $6,026 · $502/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥90°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,200
• − Mortgage interest: −$12,828
• − Property taxes: −$6,026
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,256
• − Management: −$2,256
• − Depreciation: −$6,662
• Taxable loss: −$2,973
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $1,409/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: Liberty Central School District
• NCES district ID: 3617220
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 34% ▼ -4.00%
• Median HH income: $43,542
• Composite: 27.65/100
• National rank: #6920
• State rank: #569 of 590 in NY

Livability — Liberty

• Score: 62/100
• State rank: #890
• US rank: #17254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,525
• Population (ZIP): 8,525

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 68,974 people
• By 2030: 65,609 · -4.9%
• By 2040: 58,878 · -14.6%
• By 2050: 52,500 · -23.9%
• By 2075: 39,941 · -42.1%
• By 2100: 28,880 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 8% Black 4% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 22% · Canada, Dominican Republic, Jamaica
• Languages at home: 71% English-only · Spanish 25% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Sullivan

• 2024 margin: R (+16.7) · D 41.6% · R 58.4%
• 2008→2024 swing: -26.2pp toward R · 2008: 9.5pp · 2024: -16.7pp
• All cycles: 2024: R+16.7 2020: R+9.2 2016: R+13.7 2012: D+10.4 2008: D+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 100.10%
• Current HPI: 457.3342
• 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

+177.6% since first listed

5 events — show timeline

• 2026-05-12 Listed $229,000 OneKey® MLS as Distributed by MLS Grid
• 2010-05-05 Sold (Public Records) $190,000 Public Records
• 2010-04-28 Sold (MLS) $180,000 HGMLS
• 2009-05-29 Listed $184,900 HGMLS
• 1992-11-06 Sold (Public Records) $82,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $6,026 · +2.4% YoY. Source: county tax records.