27 State St · Oxford, NY 13830

$39,900

3 bd · 2.0 ba · 1,626 sqft · SingleFamily public records · 103 Days on market

Built 1836 0.35 ac lot ↓ 39% since listing

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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 MLS

Don't let it fool you, it looks small on the outside, but this Village of Oxford corner home offers all the comforts of a three-bedroom, two-bath home with large living, dining and family room spaces, including an enclosed sunporch which can serve as a summer sleeping porch, fourth bedroom or office or any combination there of! Extra-large lot, two-car carriage house with upstair storage and high above any flood zone, to boot! Freshly-painted (both inside and out (in-progress)), new hot water heater, carpeting, and flooring. Outside patio, mature flower gardens, water features, raised-beds for gardening complete the exterior features. Close to all village amenities: post office, shopping, schools, parks, dining and entertainment.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1836

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Sewer connected; Public water available; Water listed as 'Not Connected' in one record—verify; Power/utilities available
• Home design: Single-story; Existing/previously built property; Frame construction
• Construction: Stone foundation
• Exterior features: Dirt driveway; Corner lot; Irregular lot shape; Road frontage on a main thoroughfare; Lot dimensions approximately 101 x 153

Interior

• Kitchen: Water heater listed in appliances; See remarks for additional kitchen details
• Bedrooms: Total rooms: 6 (includes living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Breakfast area; Separate/formal living room; Partial basement
• Laundry & utility: Washer/dryer info not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% 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: 29 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 $4k of equity ($276 loan paydown + $4k 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $10k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1836 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1836 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.10% ✓
• Cap rate: 27.40%
• Cash-on-cash: 75.37%
• DSCR: 4.35
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $143,088
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 State St	0.06mi	3/2.0	1,596 (-2%)	4mo	$139,900	$88	91
25 State St	0.03mi	3/2.0	1,624 (-0%)	18mo	$55,000	$34	83
42 State St	0.20mi	2/2.0 (-1)	1,711 (+5%)	12mo	$400,000	$234	67
2 Mechanic St	0.45mi	3/1.0	1,650 (+2%)	14mo	$126,500	$77	61
11 S Canal St	0.30mi	3/1.5	1,450 (-11%)	12mo	$56,000	$39	56
54 N Washington Ave	0.70mi	3/1.5	1,796 (+10%)	5mo	$185,000	$103	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 85.8%
• Equity multiple: 6.95×
• Total profit: $66,440
• Equity at exit: $35,945

10-year hold

• IRR: 80.3%
• Equity multiple: 15.37×
• Total profit: $160,547
• Equity at exit: $77,517

Cash invested: $11,172 (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: 29
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $702

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 38%

Sensitivity live

Price	-10% $729	-5% $715	+0% $702	+5% $688	+10% $674
Rent	-10% $604	-5% $653	+0% $702	+5% $751	+10% $799
Rate	-1.0pp $722	-0.5pp $712	base $702	+0.5pp $691	+1.0pp $681

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   statusdays on market $39,900 Pending 103 DOM
2. 2026-06-01
   days on market $39,900 Active 102 DOM
3. 2026-05-31
   days on market $39,900 Active 101 DOM
4. 2026-04-29
   price $39,900
5. 2026-02-18
   listed $49,900 Active
6. 2020-01-14
   soldstatus $85,106 739-char remark

   Show marketing remark (739 chars)

   Don't let it fool you, it looks small on the outside, but this Village of Oxford corner home offers all the comforts of a three-bedroom, two-bath home with large living, dining and family room spaces, including an enclosed sunporch which can serve as a summer sleeping porch, fourth bedroom or office or any combination there of! Extra-large lot, two-car carriage house with upstair storage and high above any flood zone, to boot! Freshly-painted (both inside and out (in-progress)), new hot water heater, carpeting, and flooring. Outside patio, mature flower gardens, water features, raised-beds for gardening complete the exterior features. Close to all village amenities: post office, shopping, schools, parks, dining and entertainment.

7. 2020-01-14
   soldstatus $85,106 739-char remark

   Show marketing remark (739 chars)

   Don't let it fool you, it looks small on the outside, but this Village of Oxford corner home offers all the comforts of a three-bedroom, two-bath home with large living, dining and family room spaces, including an enclosed sunporch which can serve as a summer sleeping porch, fourth bedroom or office or any combination there of! Extra-large lot, two-car carriage house with upstair storage and high above any flood zone, to boot! Freshly-painted (both inside and out (in-progress)), new hot water heater, carpeting, and flooring. Outside patio, mature flower gardens, water features, raised-beds for gardening complete the exterior features. Close to all village amenities: post office, shopping, schools, parks, dining and entertainment.

8. 2020-01-14
   soldstatus $85,106

   Show marketing remark (739 chars)

   Don't let it fool you, it looks small on the outside, but this Village of Oxford corner home offers all the comforts of a three-bedroom, two-bath home with large living, dining and family room spaces, including an enclosed sunporch which can serve as a summer sleeping porch, fourth bedroom or office or any combination there of! Extra-large lot, two-car carriage house with upstair storage and high above any flood zone, to boot! Freshly-painted (both inside and out (in-progress)), new hot water heater, carpeting, and flooring. Outside patio, mature flower gardens, water features, raised-beds for gardening complete the exterior features. Close to all village amenities: post office, shopping, schools, parks, dining and entertainment.

9. 2019-08-04
   listed $85,900 739-char remark

   Show marketing remark (739 chars)

   Don't let it fool you, it looks small on the outside, but this Village of Oxford corner home offers all the comforts of a three-bedroom, two-bath home with large living, dining and family room spaces, including an enclosed sunporch which can serve as a summer sleeping porch, fourth bedroom or office or any combination there of! Extra-large lot, two-car carriage house with upstair storage and high above any flood zone, to boot! Freshly-painted (both inside and out (in-progress)), new hot water heater, carpeting, and flooring. Outside patio, mature flower gardens, water features, raised-beds for gardening complete the exterior features. Close to all village amenities: post office, shopping, schools, parks, dining and entertainment.

10. 2019-08-04
    listed $85,900 739-char remark

    Show marketing remark (739 chars)

    Don't let it fool you, it looks small on the outside, but this Village of Oxford corner home offers all the comforts of a three-bedroom, two-bath home with large living, dining and family room spaces, including an enclosed sunporch which can serve as a summer sleeping porch, fourth bedroom or office or any combination there of! Extra-large lot, two-car carriage house with upstair storage and high above any flood zone, to boot! Freshly-painted (both inside and out (in-progress)), new hot water heater, carpeting, and flooring. Outside patio, mature flower gardens, water features, raised-beds for gardening complete the exterior features. Close to all village amenities: post office, shopping, schools, parks, dining and entertainment.

11. 2019-08-04
    listed $85,900

    Show marketing remark (739 chars)

    Don't let it fool you, it looks small on the outside, but this Village of Oxford corner home offers all the comforts of a three-bedroom, two-bath home with large living, dining and family room spaces, including an enclosed sunporch which can serve as a summer sleeping porch, fourth bedroom or office or any combination there of! Extra-large lot, two-car carriage house with upstair storage and high above any flood zone, to boot! Freshly-painted (both inside and out (in-progress)), new hot water heater, carpeting, and flooring. Outside patio, mature flower gardens, water features, raised-beds for gardening complete the exterior features. Close to all village amenities: post office, shopping, schools, parks, dining and entertainment.

12. 2017-10-13
    soldstatus $61,000
13. 2017-10-06
    soldstatus $62,000
14. 2017-07-08
    listed $64,900

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $14,847
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$1,161
• Taxable income: $8,278
• Est. tax owed @ 24.0%: −$1,987
• After-tax cash flow: $6,434/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

-38.5% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $39,900 UNYREIS
• 2026-02-18 Listed $49,900 UNYREIS
• 2020-01-14 Sold (MLS) $85,106 GBAOR
• 2020-01-14 Sold (MLS) $85,106 ODBOR
• 2020-01-14 Sold (MLS) $85,106 UNYREIS
• 2019-08-04 Listed $85,900 GBAOR
• 2019-08-04 Listed $85,900 ODBOR
• 2019-08-04 Listed $85,900 UNYREIS
• 2017-10-13 Sold (Public Records) $61,000 Public Records
• 2017-10-06 Sold (MLS) $62,000 UNYREIS
• 2017-07-08 Listed $64,900 UNYREIS

Property tax history

+9.1%/yr

Latest (2025): $4,607 · +5.9% YoY. Source: county tax records.