110 Pratt Ln · Oxford, NY 13830

$72,900

3 bd · 1.5 ba · 1,512 sqft · Manufactured public records · 232 Days on market

Built 1989 0.52 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all contractors, investors and DIY enthusiasts! 1989 Double wide in the state of being remodeled. New metal roof, new vinyl siding, new 200 amp electric service including outlets and wiring, new water heater, new framing inside, new front deck, new windows and doors, 10 year old septic, upgraded skirting with wood backing. House is a blank slate for you to finish to your own liking. Located at a dead end for privacy overlooking the village of Oxford with a 1 car oversized garage and private back yard. Owner financing possible with at least 10% down and no more than a 5 year term.

Key facts

• New metal roof
• New electric service
• New framing

Tags

• NEW METAL ROOF
• NEW VINYL SIDING
• NEW ELECTRIC SERVICE
• NEW WATER HEATER
• NEW FRAMING
• NEW FRONT DECK

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity available; Well water; Septic tank
• Home design: Double-wide manufactured home; Single-story
• Construction: Vinyl siding; Poured foundation; Existing structure
• Exterior features: Gravel driveway; Rectangular lot; Agricultural setting

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating details: see remarks
• Interior features: See remarks for additional interior details
• Laundry & utility: Main-level laundry; Propane water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#766 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, amenities F, commute F.
• Oxford Academy And Central School District (rural): math 36% / reading 42% proficiency, ranked #533 of 590 in NY (top 90%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 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 ($504 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $73k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.71% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.37%
• DSCR: 2.08
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 42.6%
• Equity multiple: 4.24×
• Total profit: $66,169
• Equity at exit: $65,674

10-year hold

• IRR: 36.9%
• Equity multiple: 9.53×
• Total profit: $174,208
• Equity at exit: $141,629

Cash invested: $20,412 (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 13830

• Home prices YoY: 4.4%
• Active inventory: 26
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$382
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $415

Break-even live

Break-even rent $720

Max offer price $72,900

Occupancy floor 62%

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $72,900 Active 232 DOM
2. 2026-06-17
   days on market $72,900 Active 231 DOM
3. 2026-06-16
   days on market $72,900 Active 230 DOM
4. 2026-06-15
   days on market $72,900 Active 229 DOM
5. 2026-06-13
   days on market $72,900 Active 227 DOM
6. 2026-06-12
   remarks 594-char remark
7. 2026-06-12
   days on market $72,900 Active 226 DOM
8. 2026-06-09
   days on market $72,900 Active 223 DOM
9. 2026-06-08
   days on market $72,900 Active 222 DOM
10. 2026-06-07
    days on market $72,900 Active 221 DOM
11. 2026-06-07
    days on market $72,900 Active 220 DOM
12. 2026-06-04
    days on market $72,900 Active 217 DOM
13. 2026-06-02
    days on market $72,900 Active 216 DOM
14. 2026-06-01
    days on market $72,900 Active 215 DOM
15. 2026-05-31
    days on market $72,900 Active 214 DOM
16. 2026-04-28
    price $72,900
17. 2026-02-12
    price $75,000
18. 2025-10-29
    listed $78,000 Active
19. 2024-03-01
    historical
20. 2024-02-02
    listed $47,000 Active
21. 2022-10-19
    historical
22. 2019-04-22
    listed $49,900
23. 2009-05-01
    listed $59,500
24. 2008-10-21
    listed $62,000
25. 2008-03-28
    listed $72,000
26. 2004-07-01
    soldstatus $25,963

ⓘ 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: $1,875 · $156/mo
• Projected year-2 tax: $1,875 · $156/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 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $14,940
• − Mortgage interest: −$4,084
• − Property taxes: −$1,875
• − Insurance: −$364
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$2,121
• Taxable income: $4,106
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $3,990/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: Oxford Academy And Central School District
• NCES district ID: 3622260
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 42% ▬ 0.00%
• Median HH income: $45,916
• Composite: 33.26/100
• National rank: #5513
• State rank: #533 of 590 in NY

Livability — Oxford

• Score: 64/100
• State rank: #766
• US rank: #14698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, NY
• Population (ZIP): 4,826

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 (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 5% Romanian 4% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 13.35%
• Current HPI: 318.8185
• 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

+180.8% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $72,900 UNYREIS
• 2026-02-12 Price Changed $75,000 UNYREIS
• 2025-10-29 Listed $78,000 UNYREIS
• 2024-03-01 Listing Removed — UNYREIS
• 2024-02-02 Listed $47,000 UNYREIS
• 2022-10-19 Listing Removed — UNYREIS
• 2019-04-22 Listed $49,900 UNYREIS
• 2009-05-01 Listed $59,500 UNYREIS
• 2008-10-21 Listed $62,000 UNYREIS
• 2008-03-28 Listed $72,000 UNYREIS
• 2004-07-01 Sold (Public Records) $25,963 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,875 · +7.6% YoY. Source: county tax records.