48 Church St · Bloomville, NY 13739

$125,000

3 bd · 1.5 ba · 1,328 sqft · SingleFamily public records · 12 Days on market

Built 1906 5,663 sqft 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
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This quiet, cozy country home has so much to offer. Neatly nestled in a small country town, this home includes an additional rent producing dwelling. In need of some TLC this home is conveniently located within walking distance to a beautiful park and playground. Make this charmer yours today.

Key facts

• In-law suite
• Workshop area
• Above storage

Tags

• WIDE-PLANK FLOORS
• SPACIOUS LIVING AREAS
• GARAGE WITH CEMENT FLOOR
• ABOVE STORAGE
• WORKSHOP AREA
• IN-LAW SUITE

Property features AI

Exterior

• Parking: Detached garage with electricity, heating, and storage (1.5 garage spaces)
• Utilities: Electricity connected; High-speed internet available; Public water connected; Sewer connected
• Home design: 2-story house; Resale property; Metal roof; Rectangular residential lot on a city street (approx. 69 x 110)
• Construction: Aluminum siding; Composite siding; Frame construction; Stone accents; Wood siding; Stone foundation; PEX plumbing
• Exterior features: Blacktop driveway; Deck; Covered porch; Porch; Barn(s); Outbuilding

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Includes convertible bedroom and in-law suite
• Flooring: Carpet; Hardwood; Laminate; Tile; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Oil heating; Forced air heating
• Interior features: Ceiling fan(s); Separate/formal dining room; Eat-in kitchen; Separate/formal living room; Pull-down attic stairs; Storage; Natural woodwork; Convertible bedroom; In-law floorplan; See remarks
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $125k).

Location & tenants

• Location reads 64/100 on livability (#771 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety C-, schools F, crime F.
• South Kortright Central School District (rural): math 50% / reading 40% proficiency, ranked #558 of 755 in NY (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 66 units permitted in Delaware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.3% local appreciation)).
• Delaware County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $98k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.83% ✓
• Cap rate: 23.96%
• Cash-on-cash: 63.08%
• DSCR: 3.81
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.1%
• Equity multiple: 5.66×
• Total profit: $162,967
• Equity at exit: $88,777

10-year hold

• IRR: 68.2%
• Equity multiple: 12.03×
• Total profit: $386,056
• Equity at exit: $170,625

Cash invested: $35,000 (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 13739

• Home prices YoY: 2.0%
• Active inventory: 16
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $3,535 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$245 /mo · $2,942/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$742
• Net cashflow: $1,840

Break-even live

Break-even rent $1,206

Max offer price $125,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,911	-5% $1,875	+0% $1,840	+5% $1,805	+10% $1,769
Rent	-10% $1,561	-5% $1,700	+0% $1,840	+5% $1,980	+10% $2,119
Rate	-1.0pp $1,903	-0.5pp $1,872	base $1,840	+0.5pp $1,807	+1.0pp $1,775

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $125,000 Active 12 DOM
2. 2026-06-21
   days on market $125,000 Active 11 DOM
3. 2026-06-18
   days on market $125,000 Active 9 DOM
4. 2026-06-17
   days on market $125,000 Active 8 DOM
5. 2026-06-16
   days on market $125,000 Active 7 DOM
6. 2026-06-15
   days on market $125,000 Active 6 DOM
7. 2026-06-13
   days on market $125,000 Active 4 DOM
8. 2026-06-12
   remarks 583-char remark
9. 2026-06-12
   listed $125,000 Active 3 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: $2,942 · $245/mo
• Projected year-2 tax: $2,942 · $245/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 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: $42,420
• − Mortgage interest: −$7,002
• − Property taxes: −$2,942
• − Insurance: −$625
• − Repairs & maintenance: −$3,394
• − Management: −$3,394
• − Depreciation: −$3,636
• Taxable income: $21,427
• Est. tax owed @ 24.0%: −$5,143
• After-tax cash flow: $16,936/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: South Kortright Central School District
• NCES district ID: 3627330
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $50,971
• Composite: 40.98/100
• National rank: #7488
• State rank: #558 of 755 in NY

Livability — Bloomville

• Score: 64/100
• State rank: #771
• US rank: #14764

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomville, NY
• Population (ZIP): 792

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 42,668 people
• By 2030: 40,337 · -5.5%
• By 2040: 35,514 · -16.8%
• By 2050: 31,265 · -26.7%
• By 2075: 24,455 · -42.7%
• By 2100: 19,529 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2% Two or more races 1%
• Common ancestry: Romanian 10% Portuguese 9% Slovak 9%
• Foreign-born: 4%
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Delaware

• 2024 margin: R (+19.8) · D 40.1% · R 59.9%
• 2008→2024 swing: -14.6pp toward R · 2008: -5.2pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+18.4 2016: R+29.2 2012: R+9.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.26%
• Current HPI: 361.1407
• 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

+26.3% since first listed

4 events — show timeline

• 2026-06-07 Listed $125,000 UNYREIS
• 2007-08-13 Sold (Public Records) $98,050 Public Records
• 2007-07-18 Sold (MLS) $92,500 UNYREIS
• 2007-06-01 Listed $99,000 UNYREIS

Property tax history

+3.2%/yr

Latest (2025): $2,942 · +1.5% YoY. Source: county tax records.