103 Loomis Ln · South Edmeston, NY 13460

$75,000

3 bd · 2.0 ba · 672 sqft · Manufactured public records · 315 Days on market

Built 1972 2.85 ac lot $112/sqft · 30% 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 +27.1/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Single wide in the town of Columbus New York, affordable and practical living, this conveniently located home is low maintenance and the utilities are inexpensive. Power is from Sherburne Electric and fiber optic internet is going to be available at this location. Great investment opportunity here. Can be purchased with 116 Loomis Ln and 105 Looms Ln - see MLS #R1613034

Key facts

• Fiber optic internet
• Conveniently located
• Low maintenance

Tags

• CONVENIENTLY LOCATED
• LOW MAINTENANCE
• FIBER OPTIC INTERNET
• INVESTMENT OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $75k).
• Recommended offer: $66k (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.
• 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 $8k of equity ($519 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.13%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (median comp): $215,000
• List price: $75,000
• Delta: -65.12%
• 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: 30.8%
• Equity multiple: 3.42×
• Total profit: $50,844
• Equity at exit: $67,566

10-year hold

• IRR: 26.7%
• Equity multiple: 7.76×
• Total profit: $141,911
• Equity at exit: $145,709

Cash invested: $21,000 (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 13460

• Home prices YoY: 5.8%
• Active inventory: 21
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$44 /mo · $527/yr
• Insurance: −$31
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $157

Break-even live

Break-even rent $663

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $199	-5% $178	+0% $157	+5% $135	+10% $114
Rent	-10% $89	-5% $123	+0% $157	+5% $191	+10% $225
Rate	-1.0pp $194	-0.5pp $176	base $157	+0.5pp $137	+1.0pp $117

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 315 DOM
2. 2026-06-18
   days on market $75,000 Active 313 DOM
3. 2026-06-17
   days on market $75,000 Active 312 DOM
4. 2026-06-16
   days on market $75,000 Active 311 DOM
5. 2026-06-15
   days on market $75,000 Active 310 DOM
6. 2026-06-13
   days on market $75,000 Active 308 DOM
7. 2026-06-12
   days on market $75,000 Active 307 DOM
8. 2026-06-09
   days on market $75,000 Active 304 DOM
9. 2026-06-08
   days on market $75,000 Active 303 DOM
10. 2026-06-07
    days on market $75,000 Active 302 DOM
11. 2026-06-05
    days on market $75,000 Active 300 DOM
12. 2026-06-04
    days on market $75,000 Active 298 DOM
13. 2026-06-02
    days on market $75,000 Active 297 DOM
14. 2026-06-01
    days on market $75,000 Active 296 DOM
15. 2026-05-31
    days on market $75,000 Active 295 DOM
16. 2025-08-09
    listed $75,000 Active 373-char remark

    Show marketing remark (373 chars)

    Single wide in the town of Columbus New York, affordable and practical living, this conveniently located home is low maintenance and the utilities are inexpensive. Power is from Sherburne Electric and fiber optic internet is going to be available at this location. Great investment opportunity here. Can be purchased with 116 Loomis Ln and 105 Looms Ln - see MLS #R1613034

17. 2025-06-10
    listed $320,000 Active 1021-char remark

    Show marketing remark (1021 chars)

    FOUR HOMES FOR SALE!! Located on Loomis Road in the town of Columbus. This is a great investment and income opportunity, live in one home and collect income from the other three, or rental income from all four homes. The primary home is a doublewide located at 116 Loomis Lane, this property also includes (105 Loomis Ln) a single-wide and camping trailer, both have septic systems and water. The camper can be moved and replaced with single-wide, all new cement with tie-down anchors in place. The fourth home, 103 Loomis Lane is a single-wide on 1.03 acres with well and septic system, this home is currently rented and producing monthly income. Property has a large lawn that borders Center Brook, which makes for a great camping area and offers future expansion. Properties can be purchased separately - 103 Loomis Lane Single-Wide for $75,000 - see MLS #R1629452, 105 Loomis Lane with Camper and blue Single-Wide for $80,000 - see MLS #R1662336 and 116 Loomis Ln with Doublewide for $140,000 - see MLS #R1629459

ⓘ 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: $527 · $44/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$370/yr (+$31/mo · 70.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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: $10,340
• − Mortgage interest: −$4,201
• − Property taxes: −$527
• − Insurance: −$1,042
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$2,182
• Taxable income: $734
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,704/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: 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

-76.6% since first listed

2 events — show timeline

• 2025-08-09 Listed $75,000 UNYREIS
• 2025-06-10 Listed $320,000 UNYREIS

Property tax history

-0.2%/yr

Latest (2025): $527 · +4.6% YoY. Source: county tax records.