5 Mccall Rd · Oxford, NY 13830

$60,000

4 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 79 Days on market

Built 1840 1.90 ac lot Est $75k · 20% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom 2 full bath Cape Cod on 1.9 Acre HUD HOME SOLD "AS IS " by elec. bid only. Prop available 11/7/25 bids due 11:59 PM Central Time 11/15/25 then daily until sold. 371-593231 IE (Insured Escrow) . Eligible FHA 203K financing conventional or cash HUD HOME SOLD "AS IS " by elec. bid only

Key facts

• 1.9 acre lot
• Built 1840
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% 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.
• Zoned schools: Oxford Academy Primary School (math 32% / reading 42%, grade F, #1,519 of 2,108 statewide, top 74%, 288 students, 54% FRL).
• 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 $6k of equity ($415 loan paydown + $6k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $38k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1840 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1840 — 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: 2.18% ✓
• Cap rate: 18.65%
• Cash-on-cash: 44.14%
• DSCR: 2.96
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $74,855
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Ross St	0.60mi	4/2.5	1,322 (-3%)	5mo	$60,000	$45	62
16 Taylor St	0.48mi	3/1.5 (-1)	1,365 (+0%)	14mo	$74,900	$55	58
37 State St	0.45mi	3/1.0 (-1)	1,248 (-8%)	16mo	$182,000	$146	42
11 S Canal St	0.70mi	3/1.5 (-1)	1,450 (+6%)	12mo	$56,000	$39	40
1 Chenango St	0.45mi	3/1.0 (-1)	1,180 (-13%)	22mo	$151,700	$129	29

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: 58.7%
• Equity multiple: 5.29×
• Total profit: $72,052
• Equity at exit: $54,053

10-year hold

• IRR: 52.2%
• Equity multiple: 11.79×
• Total profit: $181,271
• Equity at exit: $116,567

Cash invested: $16,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $618

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 48%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-01-26
   status Pending
2. 2026-01-16
   price $60,000
3. 2025-12-24
   price $88,200
4. 2025-11-07
   listed $98,000 Active
5. 2025-09-10
   soldstatus $103,750
6. 2023-10-17
   historical
7. 2023-08-31
   status Active
8. 2023-06-10
   status Under Contract- Do Not Show
9. 2022-10-17
   listed $139,000 Active
10. 2022-09-08
    soldstatus $285,000
11. 2021-07-14
    soldstatus $130,000
12. 2021-06-29
    soldstatus $130,000
13. 2021-06-29
    soldstatus $130,000
14. 2021-06-29
    soldstatus $130,000
15. 2021-05-04
    listed $124,900
16. 2021-05-04
    listed $124,900
17. 2021-05-04
    listed $124,900
18. 2020-10-22
    historical
19. 2020-09-15
    listed $135,000
20. 2006-05-26
    soldstatus $76,600
21. 2005-11-21
    listed $79,900
22. 1995-05-23
    soldstatus $58,000

ⓘ 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 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: $15,684
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,745
• Taxable income: $6,868
• Est. tax owed @ 24.0%: −$1,648
• After-tax cash flow: $5,766/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

+3.4% since first listed

22 events — show timeline

• 2026-01-26 Pending — GBAOR
• 2026-01-16 Price Changed $60,000 GBAOR
• 2025-12-24 Price Changed $88,200 GBAOR
• 2025-11-07 Listed $98,000 GBAOR
• 2025-09-10 Sold (Public Records) $103,750 Public Records
• 2023-10-17 Listing Removed — UNYREIS
• 2023-08-31 Relisted — UNYREIS
• 2023-06-10 Pending — UNYREIS
• 2022-10-17 Listed $139,000 UNYREIS
• 2022-09-08 Sold (Public Records) $285,000 Public Records
• 2021-07-14 Sold (Public Records) $130,000 Public Records
• 2021-06-29 Sold (MLS) $130,000 GBAOR
• 2021-06-29 Sold (MLS) $130,000 ODBOR
• 2021-06-29 Sold (MLS) $130,000 UNYREIS
• 2021-05-04 Listed $124,900 GBAOR
• 2021-05-04 Listed $124,900 ODBOR
• 2021-05-04 Listed $124,900 UNYREIS
• 2020-10-22 Listing Removed — UNYREIS
• 2020-09-15 Listed $135,000 UNYREIS
• 2006-05-26 Sold (MLS) $76,600 UNYREIS
• 2005-11-21 Listed $79,900 UNYREIS
• 1995-05-23 Sold (Public Records) $58,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,997 · +5.9% YoY. Source: county tax records.