11028 Bliss Rd · Bliss, NY 14029

$59,900

4 bd · 1.0 ba · 2,640 sqft · SingleFamily public records · 9 Days on market

Built 1900 4.80 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Mostly fenced 4.8-acre lot in the Town of Centerville featuring a single-story barn with four horse stalls. A drilled well and septic system are in place. Electricity is available at the site. The existing house is a total loss and will need to be removed. Priced to reflect current condition, a solid location for someone looking to build or expand an existing operation. Property sold as-is.

Key facts

• Four horse stalls
• Single-story barn
• Fenced lot

Tags

• FENCED LOT
• 4.8-ACRE LOT
• SINGLE-STORY BARN
• FOUR HORSE STALLS
• DRILLED WELL
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Located on County Road frontage
• Financial info: Property previously used as or suitable for single-family and recreational purposes

Exterior

• Parking: Dirt driveway access
• Utilities: Electricity available; Well water; Septic tank
• Home design: Two-story house
• Construction: Built as a single-family property
• Exterior features: Dirt driveway; Barn(s) on the property; Rectangular, residential rural lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Level topography in places; see remarks for additional site details

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

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.
• Fillmore Central School District (rural): math 52% / reading 53% proficiency, ranked #359 of 590 in NY (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 87 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Allegany County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.32% ✓
• Cap rate: 16.91%
• Cash-on-cash: 37.91%
• DSCR: 2.69
• GRM: 3.6

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: 43.5%
• Equity multiple: 3.45×
• Total profit: $41,075
• Equity at exit: $26,934

10-year hold

• IRR: 43.4%
• Equity multiple: 6.91×
• Total profit: $99,104
• Equity at exit: $41,508

Cash invested: $16,772 (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 14029

• Active inventory: 2
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$231 /mo · $2,768/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $530

Break-even live

Break-even rent $721

Max offer price $59,900

Occupancy floor 57%

Sensitivity live

Price	-10% $727	-5% $547	+0% $530	+5% $513	+10% $496
Rent	-10% $420	-5% $475	+0% $530	+5% $585	+10% $640
Rate	-1.0pp $560	-0.5pp $545	base $530	+0.5pp $514	+1.0pp $498

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $59,900 Active 9 DOM
2. 2026-06-18
   days on market $59,900 Active 7 DOM
3. 2026-06-17
   days on market $59,900 Active 6 DOM
4. 2026-06-16
   days on market $59,900 Active 5 DOM
5. 2026-06-15
   days on market $59,900 Active 4 DOM
6. 2026-06-13
   days on market $59,900 Active 2 DOM
7. 2026-06-12
   remarks 393-char remark
8. 2026-06-12
   listed $59,900 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: $2,768 · $231/mo
• Projected year-2 tax: $2,768 · $231/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,702
• − Mortgage interest: −$3,355
• − Property taxes: −$2,768
• − Insurance: −$300
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$1,743
• Taxable income: $5,864
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $4,950/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: Fillmore Central School District
• NCES district ID: 3611070
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $41,114
• Composite: 44.01/100
• National rank: #2889
• State rank: #359 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): 31

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 45,362 people
• By 2030: 43,078 · -5.0%
• By 2040: 38,031 · -16.2%
• By 2050: 33,634 · -25.9%
• By 2075: 25,285 · -44.3%
• By 2100: 18,902 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 19% Lithuanian 6%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+43.2) · D 28.4% · R 71.6%
• 2008→2024 swing: -21.5pp toward R · 2008: -21.7pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.9 2016: R+42.3 2012: R+25.3 2008: R+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-06-11 Listed $59,900 WNYREIS

Property tax history

+1.1%/yr

Latest (2025): $2,768 · +0.6% YoY. Source: county tax records.