9 Kings Point Cir · Owego, NY 13827

$349,000

5 bd · 3.5 ba · 3,665 sqft · SingleFamily · 127 Days on market

Built 1987 0.58 ac lot $95/sqft · 16% below area Est $413k · 16% under ↓ 13% since listing

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Why this score? — see what drove the D 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).

• ARV discount +14.5/15.0
• Appreciation +9.1/10.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Cash flow +3.3/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 9 Kings Point Circle! This view will stun you, reaching over 20 miles including the river, Owego Bridge, and beautiful hilltops. With 4 levels of living, there isn't a lack of space in this home! Coming with 5 bedrooms, 3.5 baths, and a large family room in the basement, this is the perfect place to make memories in! Walkout lower level, with plenty of space to entertain, Open Floor plan upstairs in the kitchen/family room, and a Large walk up attic, ready to be finished off for more space if needed! Each bedroom has very large closet space with nice built in's, and the bonus room over the garage would be the perfect office space. This home is also fully equipped with a elevator, for easy access from 1st floor to 2nd floor and an handicapped accessible 1st floor bathroom. This home is being sold as is!

Key facts

• Open floor plan
• Large walk up attic
• Walkout lower level

Tags

• WALKOUT LOWER LEVEL
• OPEN FLOOR PLAN
• LARGE WALK UP ATTIC
• ELEVATOR

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (51.7% below list).
• Recommended offer: $169k (51.7% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 5.3% in Owego — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#214 in NY, #3,289 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Owego-Apalachin Central School District (town): math 62% / reading 62% proficiency, ranked #204 of 590 in NY (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 139 units permitted in Tioga County in 2024 (65 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $28k appreciation (8.1% local appreciation)).
• Tioga County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

Recommended offer $168,719 (51.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.48% ✗
• Cap rate: 2.58%
• Cash-on-cash: -13.25%
• DSCR: 0.41
• GRM: 17.2

CMA / ARV

• ARV (median comp): $413,230
• List price: $349,000
• Delta: -15.54%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 King Cir S	0.06mi	4/3.5 (-1)	3,810 (+4%)	12mo	$441,000	$116	76
37 King Cir N	0.09mi	4/3.0 (-1)	3,296 (-10%)	11mo	$440,000	$133	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.79×
• Total profit: $77,485
• Equity at exit: $267,711

10-year hold

• IRR: 11.4%
• Equity multiple: 3.82×
• Total profit: $276,022
• Equity at exit: $533,869

Cash invested: $97,720 (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 13827

• Home prices YoY: 3.2%
• Active inventory: 65
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$1,830
• Tax est. 1.5%: −$436 /mo · $5,235/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-1,079

Break-even live

Break-even rent $3,053

Max offer price $192,870

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $349,000 Active 127 DOM
2. 2026-06-18
   days on market $349,000 Active 126 DOM
3. 2026-06-17
   days on market $349,000 Active 125 DOM
4. 2026-06-16
   days on market $349,000 Active 124 DOM
5. 2026-06-15
   days on market $349,000 Active 123 DOM
6. 2026-06-14
   days on market $349,000 Active 121 DOM
7. 2026-06-13
   days on market $349,000 Active 120 DOM
8. 2026-06-10
   days on market $349,000 Active 118 DOM
9. 2026-06-09
   days on market $349,000 Active 117 DOM
10. 2026-06-08
    days on market $349,000 Active 116 DOM
11. 2026-06-07
    days on market $349,000 Active 115 DOM
12. 2026-06-05
    days on market $349,000 Active 112 DOM
13. 2026-06-03
    days on market $349,000 Active 111 DOM
14. 2026-06-02
    days on market $349,000 Active 110 DOM
15. 2026-06-01
    days on market $349,000 Active 109 DOM
16. 2026-05-31
    days on market $349,000 Active 108 DOM
17. 2026-05-30
    days on market $349,000 Active 107 DOM
18. 2026-05-13
    price $349,000 827-char remark

    Show marketing remark (827 chars)

    Welcome to 9 Kings Point Circle! This view will stun you, reaching over 20 miles including the river, Owego Bridge, and beautiful hilltops. With 4 levels of living, there isn't a lack of space in this home! Coming with 5 bedrooms, 3.5 baths, and a large family room in the basement, this is the perfect place to make memories in! Walkout lower level, with plenty of space to entertain, Open Floor plan upstairs in the kitchen/family room, and a Large walk up attic, ready to be finished off for more space if needed! Each bedroom has very large closet space with nice built in's, and the bonus room over the garage would be the perfect office space. This home is also fully equipped with a elevator, for easy access from 1st floor to 2nd floor and an handicapped accessible 1st floor bathroom. This home is being sold as is!

19. 2026-02-12
    listed $399,000 Active 827-char remark

    Show marketing remark (827 chars)

    Welcome to 9 Kings Point Circle! This view will stun you, reaching over 20 miles including the river, Owego Bridge, and beautiful hilltops. With 4 levels of living, there isn't a lack of space in this home! Coming with 5 bedrooms, 3.5 baths, and a large family room in the basement, this is the perfect place to make memories in! Walkout lower level, with plenty of space to entertain, Open Floor plan upstairs in the kitchen/family room, and a Large walk up attic, ready to be finished off for more space if needed! Each bedroom has very large closet space with nice built in's, and the bonus room over the garage would be the perfect office space. This home is also fully equipped with a elevator, for easy access from 1st floor to 2nd floor and an handicapped accessible 1st floor bathroom. This home is being sold as is!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 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: $20,246
• − Mortgage interest: −$19,549
• − Property taxes: −$5,235
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$10,153
• Taxable loss: −$19,675
• Est. tax savings @ 24.0%: +$4,722
• After-tax cash flow: $-8,226/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: Owego-Apalachin Central School District
• NCES district ID: 3622170
• Math proficiency: 62% ▼ -1.00%
• Reading proficiency: 62% ▲ 6.00%
• Median HH income: $57,425
• Composite: 53.45/100
• National rank: #1464
• State rank: #204 of 590 in NY

Livability — Owego

• Score: 76/100
• State rank: #214
• US rank: #3289

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,713

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 45,155 people
• By 2030: 42,801 · -5.2%
• By 2040: 37,960 · -15.9%
• By 2050: 33,071 · -26.8%
• By 2075: 24,144 · -46.5%
• By 2100: 16,545 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 2%
• Foreign-born: 2% · China
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Tioga

• 2024 margin: Strong R (+22.9) · D 38.6% · R 61.4%
• 2008→2024 swing: -12.7pp toward R · 2008: -10.2pp · 2024: -22.9pp
• All cycles: 2024: R+22.9 2020: R+20.6 2016: R+27.6 2012: R+15.1 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.11%
• Current HPI: 259.9605
• 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

-12.5% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $349,000 GBAOR
• 2026-02-12 Listed $399,000 GBAOR