20 Oxford St · Brockport, NY 14420

$158,900

4 bd · 1.5 ba · 1,474 sqft · SingleFamily public records · 9 Days on market

Built 1876 8,276 sqft lot Est $224k · 29% under

---

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 +22.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +7.2/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The property features four bedrooms and one and a half bathrooms. It has a newly installed roof with a warranty, and the hot water tank is two years old. The location is desirable, offering easy access to the village and proximity to the canal, situated on a tranquil side street. Nice size backyard and access to basement from outside. Easy access is vacant. New tear off roof ust installed. DELAYED NEGOTIATIONS 5/27/2026 1 PM

Key facts

• Hot water tank
• Nice size backyard
• Proximity to canal

Tags

• NEWLY INSTALLED ROOF
• HOT WATER TANK
• EASY ACCESS TO VILLAGE
• PROXIMITY TO CANAL
• TRANQUIL SIDE STREET
• NICE SIZE BACKYARD

Property features AI

Exterior

• Parking: Detached garage with storage; Driveway; One garage space
• Utilities: Public water connected; Sewer connected; Circuit breaker electrical service; Cable available; High-speed internet available
• Home design: Two-story house; Existing (previously built) condition; Rectangular residential lot; City street frontage; Lot dimensions approximately 62 x 132
• Construction: Wood siding; Copper plumbing; Architectural shingle roof; Block foundation
• Exterior features: Blacktop driveway; Deck; Enclosed porch; Open porch; Covered porch

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Disposal; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl; Varied flooring
• Bathrooms: One full bathroom; One half bathroom; One main-level bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Separate/formal dining room; Separate/formal living room; Natural woodwork; Window treatments; Drapes; Storm windows; Wood window frames
• Laundry & utility: Washer; Laundry located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.3% vs local median 5.1% in Brockport — 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 73/100 on livability (#313 in NY) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: employment D+, crime F, amenities F.
• Brockport Central School District (town): math 45% / reading 55% proficiency, ranked #369 of 590 in NY (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,900

Questions for the listing agent

1. Built in 1876 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 1.22% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $224,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 High St	0.15mi	3/1.5 (-1)	1,544 (+5%)	1mo	$199,000	$129	80
185 Lyman St	0.36mi	3/1.0 (-1)	1,406 (-5%)	4mo	$205,000	$146	66
77 Barry St	0.28mi	3/2.0 (-1)	1,376 (-7%)	7mo	$210,000	$153	63
38 Spring St	0.14mi	3/2.0 (-1)	1,320 (-10%)	10mo	$220,000	$167	61
41 Liberty St	0.41mi	3/2.0 (-1)	1,436 (-3%)	12mo	$150,000	$104	59
180 Park Ave	0.42mi	3/1.0 (-1)	1,415 (-4%)	16mo	$150,000	$106	54
31 Lyman St	0.22mi	3/2.0 (-1)	1,292 (-12%)	12mo	$250,000	$193	52
62 Monroe Ave	0.51mi	4/2.0	1,616 (+10%)	9mo	$225,000	$139	51
41 Clark St	0.51mi	4/2.0	1,680 (+14%)	13mo	$133,000	$79	40
26 Cloverwood Dr	0.65mi	3/2.0 (-1)	1,360 (-8%)	16mo	$230,000	$169	36
11 Old Elm Dr	0.67mi	3/1.5 (-1)	1,256 (-15%)	9mo	$249,900	$199	32
11 Timber Trl	0.68mi	3/2.0 (-1)	1,670 (+13%)	16mo	$254,000	$152	25

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 · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-9,030
• Equity at exit: $23,693

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $12,507
• Equity at exit: $13,739

Cash invested: $44,492 (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 14420

• Home prices YoY: -10.6%
• Rents YoY: 2.7%
• Active inventory: 79
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$833
• Tax from tax record: −$365 /mo · $4,384/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $269

Break-even live

Break-even rent $1,601

Max offer price $158,900

Occupancy floor 81%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Woodlands Way Unit 138 Brockport, NY	3.0	1.5	1100	$1,700	$1.55	11d	1	0.71mi
10 Ellis Dr Brockport, NY	3.0	1.0–1.5	756	$1,930	$2.55	2d	1	0.95mi
419l Holley St Brockport, NY	1.0–3.0	1.0–2.5	850	$1,715	$2.02	1d	15	1.33mi

Listing history 1 events

1. 2026-05-18
   listed $158,900 Active

ⓘ 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: $4,384 · $365/mo
• Projected year-2 tax: $4,384 · $365/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,298
• − Mortgage interest: −$8,901
• − Property taxes: −$4,384
• − Insurance: −$794
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$4,623
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,019/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: Brockport Central School District
• NCES district ID: 3605580
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,571
• Composite: 43.28/100
• National rank: #3044
• State rank: #369 of 590 in NY

Livability — Brockport

• Score: 73/100
• State rank: #313
• US rank: #5216

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brockport, NY
• County: Monroe County · 674,131 people
• City population: 20,375
• Metro: Rochester, NY
• Population (ZIP): 20,375
• Household income: $75,577
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 472.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.08%
• Current HPI: 261.3695
• Rent YoY: ▲ 2.72%
• Metro: Rochester, 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

1 event — show timeline

• 2026-05-18 Listed $158,900 UNYREIS

Property tax history

+2.4%/yr

Latest (2025): $4,384 · +98.0% YoY. Source: county tax records.