21 S Parkway Dr Unit A · Bliss, NY 14009

$94,500

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 43 Days on market

Built 1963 0.28 ac lot $158/sqft · 15% below area Est $111k · 15% under $13/mo HOA · 1% of rent

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Why this score? — see what drove the A- 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 +29.3/30.0
• ARV discount +14.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Appreciation +7.8/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect opportunity to own a quaint Bungalow within walking distance to Java Lake. This 2 bedroom 1 bath cabin features an enclosed wrap around porch with many windows allowing plenty of sunshine throughout. Sliding glass doors lead way to an open floor plan with a nicely sized kitchen. Walls are covered with natural wood work for a warn cozy feel. Great place for a serene getaway with nearby leisure activities. No negotiations until 9/18/23 at 5pm.

Key facts

• Updated electric
• Updated lighting
• 0.28 acre lot

Tags

• PARTLY FINISHED SUN PORCH
• NEW LAMINATE FLOORING
• UPDATED ELECTRIC
• UPDATED LIGHTING
• RECENTLY UPDATED BATHROOM
• PIPING FOR HEATING SYSTEM

Property features AI

Finance

• Other: Rectangular lot (approx. 150 x 80); Lot about 0.2755 acres; Crawl space basement; Total of 5 rooms (includes bedrooms and laundry); Additional finished/other rooms with dimensions: 37 x 7; 7 x 4; 19 x 17
• HOA & community: Association fee $150 annually

Exterior

• Parking: No garage
• Utilities: Electricity connected (circuit breakers); Well water
• Home design: Single-story home; Entry and main living on first floor; Existing/Resale property
• Construction: Cedar exterior; Asphalt roof; Pillar/post/pier foundation; PEX plumbing; Built previously (existing structure)
• Exterior features: Gravel driveway; Shed(s) / exterior storage; Deeded lake access to Java Lake; Dock access to the lake

Interior

• Kitchen: Country kitchen
• Bedrooms: Two main-level bedrooms; Bedroom 1 on main level (9 x 7); Bedroom 2 on main level (10 x 8)
• Flooring: Hardwood; Laminate; Varies
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heating: see remarks
• Interior features: Thermal windows; Sliding doors / sliding glass door; Ceiling fan(s); Country-style kitchen; Living/dining room; Natural woodwork; No stairs (accessible); Bedroom on main level
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,065 in NY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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 $6k of equity ($653 loan paydown + $5k 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $40k; list at $94k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $91,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.13%
• DSCR: 1.67
• GRM: 6.4

CMA / ARV

• ARV (median comp): $110,556
• List price: $94,500
• Delta: -14.52%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5436 Java Lake Rd	0.19mi	1/1.0 (-1)	624 (+4%)	9mo	$125,000	$200	72
5420 Java Lake Rd	0.23mi	2/1.0	576 (-4%)	15mo	$81,000	$141	70

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 2.76×
• Total profit: $46,579
• Equity at exit: $57,319

10-year hold

• IRR: 25.8%
• Equity multiple: 5.57×
• Total profit: $120,952
• Equity at exit: $102,190

Cash invested: $26,460 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$39
• HOA: −$13
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $334

Break-even live

Break-even rent $809

Max offer price $94,500

Occupancy floor 68%

Sensitivity live

Price	-10% $387	-5% $360	+0% $334	+5% $307	+10% $280
Rent	-10% $236	-5% $285	+0% $334	+5% $382	+10% $431
Rate	-1.0pp $381	-0.5pp $358	base $334	+0.5pp $309	+1.0pp $284

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 21 events

1. 2026-06-21
   days on market $94,500 Active 43 DOM
2. 2026-06-18
   days on market $94,500 Active 41 DOM
3. 2026-06-17
   days on market $94,500 Active 40 DOM
4. 2026-06-16
   days on market $94,500 Active 39 DOM
5. 2026-06-15
   days on market $94,500 Active 38 DOM
6. 2026-06-13
   days on market $94,500 Active 36 DOM
7. 2026-06-12
   days on market $94,500 Active 35 DOM
8. 2026-06-09
   days on market $94,500 Active 32 DOM
9. 2026-06-08
   days on market $94,500 Active 31 DOM
10. 2026-06-07
    days on market $94,500 Active 30 DOM
11. 2026-06-07
    days on market $94,500 Active 29 DOM
12. 2026-06-04
    days on market $94,500 Active 26 DOM
13. 2026-06-02
    days on market $94,500 Active 25 DOM
14. 2026-06-01
    days on market $94,500 Active 24 DOM
15. 2026-05-31
    days on market $94,500 Active 23 DOM
16. 2026-05-08
    listed $94,500 Active 1196-char remark
17. 2024-02-05
    soldstatus $40,000 Closed 453-char remark

    Show marketing remark (453 chars)

    Perfect opportunity to own a quaint Bungalow within walking distance to Java Lake. This 2 bedroom 1 bath cabin features an enclosed wrap around porch with many windows allowing plenty of sunshine throughout. Sliding glass doors lead way to an open floor plan with a nicely sized kitchen. Walls are covered with natural wood work for a warn cozy feel. Great place for a serene getaway with nearby leisure activities. No negotiations until 9/18/23 at 5pm.

18. 2023-12-27
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Perfect opportunity to own a quaint Bungalow within walking distance to Java Lake. This 2 bedroom 1 bath cabin features an enclosed wrap around porch with many windows allowing plenty of sunshine throughout. Sliding glass doors lead way to an open floor plan with a nicely sized kitchen. Walls are covered with natural wood work for a warn cozy feel. Great place for a serene getaway with nearby leisure activities. No negotiations until 9/18/23 at 5pm.

19. 2023-10-11
    status Under Contract- Do Not Show 453-char remark

    Show marketing remark (453 chars)

    Perfect opportunity to own a quaint Bungalow within walking distance to Java Lake. This 2 bedroom 1 bath cabin features an enclosed wrap around porch with many windows allowing plenty of sunshine throughout. Sliding glass doors lead way to an open floor plan with a nicely sized kitchen. Walls are covered with natural wood work for a warn cozy feel. Great place for a serene getaway with nearby leisure activities. No negotiations until 9/18/23 at 5pm.

20. 2023-09-29
    price $45,000 453-char remark

    Show marketing remark (453 chars)

    Perfect opportunity to own a quaint Bungalow within walking distance to Java Lake. This 2 bedroom 1 bath cabin features an enclosed wrap around porch with many windows allowing plenty of sunshine throughout. Sliding glass doors lead way to an open floor plan with a nicely sized kitchen. Walls are covered with natural wood work for a warn cozy feel. Great place for a serene getaway with nearby leisure activities. No negotiations until 9/18/23 at 5pm.

21. 2023-09-07
    listed $60,000 Active 453-char remark

    Show marketing remark (453 chars)

    Perfect opportunity to own a quaint Bungalow within walking distance to Java Lake. This 2 bedroom 1 bath cabin features an enclosed wrap around porch with many windows allowing plenty of sunshine throughout. Sliding glass doors lead way to an open floor plan with a nicely sized kitchen. Walls are covered with natural wood work for a warn cozy feel. Great place for a serene getaway with nearby leisure activities. No negotiations until 9/18/23 at 5pm.

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,343 · $112/mo
• Expected delta: +$254/yr (+$21/mo · 23.3%)

ⓘ 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 7 d/yr ≥88°F today · 16 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: $14,770
• − Mortgage interest: −$5,293
• − Property taxes: −$1,090
• − Insurance: −$472
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − HOA: −$156
• − Depreciation: −$2,749
• Taxable income: $2,646
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,368/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: 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 — Bliss

• Score: 58/100
• State rank: #1065
• US rank: #21289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,606
• 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

+57.5% since first listed

6 events — show timeline

• 2026-05-08 Listed $94,500 WNYREIS
• 2024-02-05 Sold (MLS) $40,000 WNYREIS
• 2023-12-27 Pending — WNYREIS
• 2023-10-11 Pending — WNYREIS
• 2023-09-29 Price Changed $45,000 WNYREIS
• 2023-09-07 Listed $60,000 WNYREIS

Property tax history

+6.5%/yr

Latest (2025): $1,090 · -1.1% YoY. Source: county tax records.