72 Lois Ln · East Ithaca, NY 14850

$269,000

2 bd · 1.0 ba · 1,056 sqft · Townhouse public records · 60 Days on market

Built 1985 1,307 sqft lot $255/sqft · 10% below area Est $299k · 10% under $370/mo HOA · 15% of rent

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Why this score? — see what drove the D 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).

• ARV discount +12.0/15.0
• Cash flow +7.3/30.0
• Schools +5.4/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bathroom townhouse offering peaceful living with lovely views of a quiet pond. Step inside to find a bright, inviting living space filled with natural light and serene water views from the large windows. Enjoy hard wood floors throughout the entire home and the open-concept layout creates a continuous and comfortable space for relaxation or entertaining. Upstairs, you’ll find two spacious bedrooms with generous closet space fitted with custom storage systems. The full bathroom is tastefully updated, adding modern comfort. Enjoy your morning coffee or evening sunset from the private patio overlooking the pond—a perfect spot to unwind and take in the beauty of nature OR on a less than perfect day of weather, sit outside under the covered front porch. There is a monthly HOA fee of $370 which covers water, sewer, trash, recycling, lawn maintenance and snow removal. An annual fee of $100 provides you with a carport and small storage space. Located in the well-maintained Commonland Community, less than 2 miles from downtown Ithaca and close to shops, restaurants, and parks, this townhouse is ideal for anyone seeking comfort, charm, and a touch of nature right at home.

Key facts

• Hard wood floors
• Natural light
• Open-concept layout

Tags

• LOVELY VIEWS OF A QUIET POND
• NATURAL LIGHT
• HARD WOOD FLOORS
• OPEN-CONCEPT LAYOUT
• GENEROUS CLOSET SPACE
• CUSTOM STORAGE SYSTEMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $269k.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (7.0% below list).
• Recommended offer: $206k (23.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.1% in East Ithaca — 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 79/100 on livability (#138 in NY, #2,169 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, schools D+, health & safety D.
• Ithaca City School District (urban): math 57% / reading 71% proficiency, ranked #195 of 590 in NY (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.2%/yr); 327 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 382 units permitted in Tompkins County in 2024 (208 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $82k; list at $269k implies a 226% gain — meaningful room to come down on a strong offer.

Recommended offer $206,168 (23.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 9.0

CMA / ARV

• ARV (median comp): $298,714
• List price: $269,000
• Delta: -9.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Penny Ln	0.09mi	2/1.0	1,050 (-1%)	14mo	$283,000	$270	84
201 Wildflower Dr #3	0.54mi	2/1.0	1,080 (+2%)	2mo	$230,000	$213	69
68 Lois Ln	0.04mi	2/1.0	960 (-9%)	17mo	$219,500	$229	69
34 Penny Ln	0.12mi	2/1.0	1,152 (+9%)	16mo	$239,900	$208	66
65 Lois Ln	0.06mi	2/1.0	1,152 (+9%)	22mo	$220,000	$191	64
231 Wildflower Dr #2	0.59mi	2/1.0	1,080 (+2%)	9mo	$237,000	$219	62
6 Penny Ln	0.22mi	2/1.0	1,152 (+9%)	18mo	$250,000	$217	59
19 Penny Ln	0.18mi	3/1.0 (+1)	1,152 (+9%)	21mo	$246,000	$214	54

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

Projected returns pro-forma

-3.0% appreciation · 5.22% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.20×
• Total profit: $-60,199
• Equity at exit: $40,109

10-year hold

• IRR: -10.9%
• Equity multiple: 0.26×
• Total profit: $-55,712
• Equity at exit: $23,258

Cash invested: $75,320 (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 14850

• Rents YoY: 5.2%
• Active inventory: 327
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,503 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$440 /mo · $5,284/yr
• Insurance: −$112
• HOA: −$370
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-356

Break-even live

Break-even rent $2,953

Max offer price $206,168

Occupancy floor —

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 College Ave Ithaca, NY	3.0	1.0	958	$2,885	$3.01	44d	1	1.35mi
211 Linden Ave Ithaca, NY	3.0	1.5	760	$3,218	$4.23	44d	4	1.36mi

HOA detail

• Monthly dues: $370 · $4,440/yr
• Likely covers: watersewertrashsnow removal

Listing history 24 events

1. 2026-06-19
   days on market $269,000 Active 60 DOM
2. 2026-06-18
   days on market $269,000 Active 59 DOM
3. 2026-06-17
   days on market $269,000 Active 58 DOM
4. 2026-06-16
   days on market $269,000 Active 57 DOM
5. 2026-06-15
   days on market $269,000 Active 56 DOM
6. 2026-06-14
   days on market $269,000 Active 54 DOM
7. 2026-06-13
   days on market $269,000 Active 53 DOM
8. 2026-06-10
   days on market $269,000 Active 51 DOM
9. 2026-06-09
   days on market $269,000 Active 50 DOM
10. 2026-06-08
    days on market $269,000 Active 49 DOM
11. 2026-06-07
    pricedays on market $269,000 Active 48 DOM
12. 2026-06-05
    days on market $275,000 Active 45 DOM
13. 2026-06-02
    days on market $275,000 Active 43 DOM
14. 2026-06-01
    days on market $275,000 Active 42 DOM
15. 2026-05-31
    days on market $275,000 Active 41 DOM
16. 2026-05-30
    days on market $275,000 Active 40 DOM
17. 2026-04-20
    listed $275,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    Welcome to this charming 2-bedroom, 1-bathroom townhouse offering peaceful living with lovely views of a quiet pond. Step inside to find a bright, inviting living space filled with natural light and serene water views from the large windows. Enjoy hard wood floors throughout the entire home and the open-concept layout creates a continuous and comfortable space for relaxation or entertaining. Upstairs, you’ll find two spacious bedrooms with generous closet space fitted with custom storage systems. The full bathroom is tastefully updated, adding modern comfort. Enjoy your morning coffee or evening sunset from the private patio overlooking the pond—a perfect spot to unwind and take in the beauty of nature OR on a less than perfect day of weather, sit outside under the covered front porch. There is a monthly HOA fee of $370 which covers water, sewer, trash, recycling, lawn maintenance and snow removal. An annual fee of $100 provides you with a carport and small storage space. Located in the well-maintained Commonland Community, less than 2 miles from downtown Ithaca and close to shops, restaurants, and parks, this townhouse is ideal for anyone seeking comfort, charm, and a touch of nature right at home.

18. 2026-04-20
    listed $275,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    Welcome to this charming 2-bedroom, 1-bathroom townhouse offering peaceful living with lovely views of a quiet pond. Step inside to find a bright, inviting living space filled with natural light and serene water views from the large windows. Enjoy hard wood floors throughout the entire home and the open-concept layout creates a continuous and comfortable space for relaxation or entertaining. Upstairs, you’ll find two spacious bedrooms with generous closet space fitted with custom storage systems. The full bathroom is tastefully updated, adding modern comfort. Enjoy your morning coffee or evening sunset from the private patio overlooking the pond—a perfect spot to unwind and take in the beauty of nature OR on a less than perfect day of weather, sit outside under the covered front porch. There is a monthly HOA fee of $370 which covers water, sewer, trash, recycling, lawn maintenance and snow removal. An annual fee of $100 provides you with a carport and small storage space. Located in the well-maintained Commonland Community, less than 2 miles from downtown Ithaca and close to shops, restaurants, and parks, this townhouse is ideal for anyone seeking comfort, charm, and a touch of nature right at home.

19. 2002-01-23
    soldstatus $82,500
20. 2000-09-20
    soldstatus $65,000
21. 1998-12-30
    soldstatus $56,000
22. 1998-12-30
    soldstatus $56,000
23. 1998-07-08
    listed $59,800
24. 1994-08-01
    soldstatus $60,250

ⓘ 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: $5,284 · $440/mo
• Projected year-2 tax: $5,284 · $440/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 3/10 Moderate 7 d/yr ≥93°F today · 16 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: $30,036
• − Mortgage interest: −$15,068
• − Property taxes: −$5,284
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − HOA: −$4,440
• − Depreciation: −$7,825
• Taxable loss: −$8,732
• Est. tax savings @ 24.0%: +$2,096
• After-tax cash flow: $-2,172/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: Ithaca City School District
• NCES district ID: 3615570
• Math proficiency: 57% ▼ -5.00%
• Reading proficiency: 71% ▲ 11.00%
• Median HH income: $46,528
• Composite: 54.01/100
• National rank: #1397
• State rank: #195 of 590 in NY

Livability — East Ithaca

• Score: 79/100
• State rank: #138
• US rank: #2169

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Ithaca, NY
• County: Tompkins County · 68,610 people
• Metro: Ithaca, NY
• Population (ZIP): 68,610
• Household income: $71,445
• Rent vs Own: 55.2% rent · 44.8% own
• Severe rent burden: 5169.0

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 (68%)
• Race & ethnicity: White 68% Asian 13% Hispanic / Latino 8% Two or more races 8% Black 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 3% Italian 3% Scotch-Irish 2%
• Foreign-born: 18% · China, Canada, South Korea
• Languages at home: 79% English-only · Chinese 5% Spanish 4% Other Indo-European 4%

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: ▼ -276.59%
• Current HPI: 389.7215
• Rent YoY: ▲ 5.22%
• Metro: Ithaca, NY
• 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

+356.4% since first listed

8 events — show timeline

• 2026-04-20 Listed $275,000 IBRMLS
• 2026-04-20 Listed $275,000 IBRMLS
• 2002-01-23 Sold (Public Records) $82,500 Public Records
• 2000-09-20 Sold (Public Records) $65,000 Public Records
• 1998-12-30 Sold (Public Records) $56,000 Public Records
• 1998-12-30 Sold (MLS) $56,000 IBRMLS
• 1998-07-08 Listed $59,800 IBRMLS
• 1994-08-01 Sold (Public Records) $60,250 Public Records

Property tax history

-1.3%/yr

Latest (2025): $5,284 · +3.3% YoY. Source: county tax records.