105 Loomis Ln · South Edmeston, NY 13460

$80,000

2 bd · 1.0 ba · 1,344 sqft · Manufactured · 124 Days on market

Fair condition 2.85 ac lot $60/sqft · 63% below area

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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 +25.6/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Singlewide mobile home with 1.68 acres of land, with two bedrooms and one bath, property has another 75'x14 slab for a singlewide mobile home, has its own septic and power service, a camper is on this slab and is included with the sale. Nice large lawn that borders a small stream. Can be purchased with 116 Loomis Ln and 103 Looms Ln - see MLS #R1613034

Key facts

• Large lawn
• 1.68 acres of land
• Camper included

Tags

• 1.68 ACRES OF LAND
• 60 SLAB FOR MOBILE HOME
• CAMPER INCLUDED
• LARGE LAWN
• BORDERS SMALL STREAM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Unadilla Valley Central School District (rural): math 26% / reading 38% proficiency, ranked #571 of 590 in NY (top 97%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Unadilla Valley Elementary School (math 12% / reading 32%, grade F, #1,923 of 2,108 statewide, top 92%, 465 students, 27% FRL) — zoned schools average 27% FRL vs 49% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 21 active listings in the ZIP; 151 units permitted in Chenango County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Chenango County population projected at -26% 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.18% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $215,000
• List price: $80,000
• Delta: -62.79%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.7%
• Equity multiple: 3.49×
• Total profit: $55,671
• Equity at exit: $72,070

10-year hold

• IRR: 27.4%
• Equity multiple: 7.90×
• Total profit: $154,466
• Equity at exit: $155,422

Cash invested: $22,400 (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 13460

• Home prices YoY: 5.8%
• Active inventory: 21
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $190

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 75%

Sensitivity live

Price	-10% $245	-5% $217	+0% $190	+5% $162	+10% $134
Rent	-10% $116	-5% $153	+0% $190	+5% $227	+10% $264
Rate	-1.0pp $230	-0.5pp $210	base $190	+0.5pp $169	+1.0pp $148

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 124 DOM
2. 2026-06-21
   remarks 399-char remark
3. 2026-06-21
   days on market $80,000 Active 123 DOM
4. 2026-06-18
   days on market $80,000 Active 121 DOM
5. 2026-06-17
   days on market $80,000 Active 120 DOM
6. 2026-06-16
   days on market $80,000 Active 119 DOM
7. 2026-06-15
   days on market $80,000 Active 118 DOM
8. 2026-06-13
   days on market $80,000 Active 116 DOM
9. 2026-06-12
   days on market $80,000 Active 115 DOM
10. 2026-06-09
    days on market $80,000 Active 112 DOM
11. 2026-06-08
    days on market $80,000 Active 111 DOM
12. 2026-06-07
    days on market $80,000 Active 110 DOM
13. 2026-06-05
    days on market $80,000 Active 108 DOM
14. 2026-06-04
    days on market $80,000 Active 106 DOM
15. 2026-06-02
    days on market $80,000 Active 105 DOM
16. 2026-06-01
    days on market $80,000 Active 104 DOM
17. 2026-05-31
    days on market $80,000 Active 103 DOM
18. 2026-02-17
    listed $80,000 Active 354-char remark

    Show marketing remark (354 chars)

    Singlewide mobile home with 1.68 acres of land, with two bedrooms and one bath, property has another 75'x14 slab for a singlewide mobile home, has its own septic and power service, a camper is on this slab and is included with the sale. Nice large lawn that borders a small stream. Can be purchased with 116 Loomis Ln and 103 Looms Ln - see MLS #R1613034

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,281
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,327
• Taxable income: $1,067
• Est. tax owed @ 24.0%: −$256
• After-tax cash flow: $2,021/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This singlewide mobile home requires significant repairs and updates to its roof, siding, flooring, and interior. Improvements in these areas will significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear visible.
• Major siding — Peeling and damage evident.
• Major flooring — Worn and may need replacement.
• Major interior walls/paint — Significant wear and may need repainting.
• Major landscaping — Needs trimming and landscaping to improve curb appeal.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and value.
• Resale exterior siding repair/replacement — New siding will enhance the home's curb appeal and value.
• Resale flooring replacement — New flooring will improve the home's appearance and value.
• Resale interior painting — Fresh paint will make the interior look new and improve the home's value.
• Both landscaping and curb appeal — A well-maintained lawn and landscaping will improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible.	Major	$15,000–50,000
siding · Peeling and damage evident.	Major	$15,000–50,000
flooring · Worn and may need replacement.	Major	$15,000–50,000
interior walls/paint · Significant wear and may need repainting.	Major	$15,000–50,000
landscaping · Needs trimming and landscaping to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and value. ↑
• Resale exterior siding repair/replacement — New siding will enhance the home's curb appeal and value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and value. ↑
• Resale interior painting — Fresh paint will make the interior look new and improve the home's value. ↑
• Both landscaping and curb appeal — A well-maintained lawn and landscaping will improve both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Unadilla Valley Central School District
• NCES district ID: 3600019
• Math proficiency: 26% ▼ -16.00%
• Reading proficiency: 38% ▲ 5.00%
• Median HH income: $45,176
• Composite: 27.35/100
• National rank: #6985
• State rank: #571 of 590 in NY

Livability — South Edmeston

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

Census & demographics

• Population (ZIP): 4,286

Population outlook (Chenango County) Hauer SSP2

• Today (2025): 45,669 people
• By 2030: 43,484 · -4.8%
• By 2040: 38,774 · -15.1%
• By 2050: 34,000 · -25.6%
• By 2075: 24,637 · -46.1%
• By 2100: 16,452 · -64.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Romanian 10% Slovak 2% Iranian 1%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · German/W. Germanic 1% Chinese 1% Other Indo-European 1%

Political lean MEDSL · Chenango

• 2024 margin: Strong R (+27.2) · D 36.4% · R 63.6%
• 2008→2024 swing: -26.1pp toward R · 2008: -1.1pp · 2024: -27.2pp
• All cycles: 2024: R+27.2 2020: R+23.3 2016: R+28.1 2012: R+3.4 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.05%
• Current HPI: 292.2424
• 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

• 2026-02-17 Listed $80,000 UNYREIS