56 Belles Hollow Dr · Newfield, NY 14867

$85,000

2 bd · 1.0 ba · 500 sqft · Manufactured public records · 92 Days on market

Built 1978 6.93 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +3.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Peaceful and private setting with lots of wildlife, woods, well, septic, electric, pond, 6.9 acres, and a fixer upper mobile home! All of the great makings for a year-round cabin or build your dream home. Pond is small enough to freeze and has been used for playing ice hockey in previous years. Located at the end of a dead end. Selling as is.

Key facts

• Lots of wildlife
• Small pond
• 6.9 acres

Tags

• PRIVATE SETTING
• LOTS OF WILDLIFE
• SMALL POND
• 6.9 ACRES
• DEAD END LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.2% in Newfield — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Newfield Central School District (rural): math 32% / reading 48% proficiency, ranked #517 of 590 in NY (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.7%/yr); year-one equity from $588 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tompkins County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $85k implies a 445% gain — meaningful room to come down on a strong offer.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $952
• Equity at exit: $13,718

10-year hold

• IRR: 10.2%
• Equity multiple: 1.82×
• Total profit: $19,477
• Equity at exit: $9,155

Cash invested: $23,800 (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 14867

• Home prices YoY: -1.0%
• Active inventory: 29
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $215

Break-even live

Break-even rent $790

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $263	-5% $239	+0% $215	+5% $191	+10% $167
Rent	-10% $131	-5% $173	+0% $215	+5% $257	+10% $299
Rate	-1.0pp $258	-0.5pp $237	base $215	+0.5pp $193	+1.0pp $171

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $85,000 Active 92 DOM
2. 2026-06-18
   days on market $85,000 Active 91 DOM
3. 2026-06-17
   days on market $85,000 Active 90 DOM
4. 2026-06-16
   days on market $85,000 Active 89 DOM
5. 2026-06-15
   days on market $85,000 Active 88 DOM
6. 2026-06-14
   days on market $85,000 Active 86 DOM
7. 2026-06-13
   days on market $85,000 Active 85 DOM
8. 2026-06-10
   days on market $85,000 Active 83 DOM
9. 2026-06-09
   days on market $85,000 Active 82 DOM
10. 2026-06-08
    days on market $85,000 Active 81 DOM
11. 2026-06-07
    days on market $85,000 Active 80 DOM
12. 2026-06-02
    days on market $85,000 Active 75 DOM
13. 2026-06-01
    days on market $85,000 Active 74 DOM
14. 2026-05-31
    days on market $85,000 Active 73 DOM
15. 2026-05-30
    days on market $85,000 Active 72 DOM
16. 2026-05-15
    price $85,000 344-char remark

    Show marketing remark (546 chars)

    Peaceful and private 6.9-acre parcel with woods, wildlife, and a great setting at the end of a dead-end road. This property already has a well, septic, and electric in place, giving you a solid starting point whether you’re looking to build, set up a cabin, or invest for the future. There’s a small pond on the property that has been used for ice skating and hockey in the winter, adding to the appeal. A fixer-upper mobile home is also on site. It could be renovated or removed depending on your plans. Property is being sold as-is.

17. 2026-05-15
    price $85,000 546-char remark

    Show marketing remark (546 chars)

    Peaceful and private 6.9-acre parcel with woods, wildlife, and a great setting at the end of a dead-end road. This property already has a well, septic, and electric in place, giving you a solid starting point whether you’re looking to build, set up a cabin, or invest for the future. There’s a small pond on the property that has been used for ice skating and hockey in the winter, adding to the appeal. A fixer-upper mobile home is also on site. It could be renovated or removed depending on your plans. Property is being sold as-is.

18. 2026-05-15
    status Active 344-char remark

    Show marketing remark (546 chars)

    Peaceful and private 6.9-acre parcel with woods, wildlife, and a great setting at the end of a dead-end road. This property already has a well, septic, and electric in place, giving you a solid starting point whether you’re looking to build, set up a cabin, or invest for the future. There’s a small pond on the property that has been used for ice skating and hockey in the winter, adding to the appeal. A fixer-upper mobile home is also on site. It could be renovated or removed depending on your plans. Property is being sold as-is.

19. 2026-05-15
    status Active 546-char remark

    Show marketing remark (546 chars)

    Peaceful and private 6.9-acre parcel with woods, wildlife, and a great setting at the end of a dead-end road. This property already has a well, septic, and electric in place, giving you a solid starting point whether you’re looking to build, set up a cabin, or invest for the future. There’s a small pond on the property that has been used for ice skating and hockey in the winter, adding to the appeal. A fixer-upper mobile home is also on site. It could be renovated or removed depending on your plans. Property is being sold as-is.

20. 2026-05-11
    historical Active Under Contract 546-char remark

    Show marketing remark (546 chars)

    Peaceful and private 6.9-acre parcel with woods, wildlife, and a great setting at the end of a dead-end road. This property already has a well, septic, and electric in place, giving you a solid starting point whether you’re looking to build, set up a cabin, or invest for the future. There’s a small pond on the property that has been used for ice skating and hockey in the winter, adding to the appeal. A fixer-upper mobile home is also on site. It could be renovated or removed depending on your plans. Property is being sold as-is.

21. 2026-05-06
    historical Active Under Contract 344-char remark

    Show marketing remark (344 chars)

    Peaceful and private setting with lots of wildlife, woods, well, septic, electric, pond, 6.9 acres, and a fixer upper mobile home! All of the great makings for a year-round cabin or build your dream home. Pond is small enough to freeze and has been used for playing ice hockey in previous years. Located at the end of a dead end. Selling as is.

22. 2026-03-19
    listed $95,000 Active 344-char remark

    Show marketing remark (546 chars)

    Peaceful and private 6.9-acre parcel with woods, wildlife, and a great setting at the end of a dead-end road. This property already has a well, septic, and electric in place, giving you a solid starting point whether you’re looking to build, set up a cabin, or invest for the future. There’s a small pond on the property that has been used for ice skating and hockey in the winter, adding to the appeal. A fixer-upper mobile home is also on site. It could be renovated or removed depending on your plans. Property is being sold as-is.

23. 2026-03-19
    listed $95,000 Active 546-char remark

    Show marketing remark (546 chars)

    Peaceful and private 6.9-acre parcel with woods, wildlife, and a great setting at the end of a dead-end road. This property already has a well, septic, and electric in place, giving you a solid starting point whether you’re looking to build, set up a cabin, or invest for the future. There’s a small pond on the property that has been used for ice skating and hockey in the winter, adding to the appeal. A fixer-upper mobile home is also on site. It could be renovated or removed depending on your plans. Property is being sold as-is.

24. 2022-08-26
    listed $75,000
25. 2022-08-26
    listed $75,000
26. 1995-05-16
    soldstatus $15,584

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/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 1/10 Low 5 d/yr ≥91°F today · 11 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,747
• − Mortgage interest: −$4,761
• − Property taxes: −$1,714
• − Insurance: −$425
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,473
• Taxable income: $1,335
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,262/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: Newfield Central School District
• NCES district ID: 3620790
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 48% ▲ 10.00%
• Median HH income: $50,430
• Composite: 34.47/100
• National rank: #5188
• State rank: #517 of 590 in NY

Livability — Newfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,188

Population outlook (Tompkins County) Hauer SSP2

• Today (2025): 113,958 people
• By 2030: 118,774 · +4.2%
• By 2040: 125,927 · +10.5%
• By 2050: 133,599 · +17.2%
• By 2075: 156,759 · +37.6%
• By 2100: 169,896 · +49.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Iranian 15% Lithuanian 4% Romanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Tompkins

• 2024 margin: Solid D (+50.6) · D 75.3% · R 24.7%
• 2008→2024 swing: +8.6pp toward D · 2008: 42.1pp · 2024: 50.6pp
• All cycles: 2024: D+50.6 2020: D+49.2 2016: D+42.1 2012: D+39.8 2008: D+42.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.72%
• Current HPI: 278.2047
• 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

+445.4% since first listed

11 events — show timeline

• 2026-05-15 Price Changed $85,000 IBRMLS
• 2026-05-15 Price Changed $85,000 IBRMLS
• 2026-05-15 Relisted — IBRMLS
• 2026-05-15 Relisted — IBRMLS
• 2026-05-11 Contingent — IBRMLS
• 2026-05-06 Contingent — IBRMLS
• 2026-03-19 Listed $95,000 IBRMLS
• 2026-03-19 Listed $95,000 IBRMLS
• 2022-08-26 Listed $75,000 IBRMLS
• 2022-08-26 Listed $75,000 IBRMLS
• 1995-05-16 Sold (Public Records) $15,584 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,714 · +0.9% YoY. Source: county tax records.