4 Franklin St · Oxford, NY 13830

$84,900

2 bd · 1.5 ba · 1,525 sqft · SingleFamily · 50 Days on market

Built 1900 Fair condition 0.27 ac lot Est $84k · at est. ↓ 9% 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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.0/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Sitting up high and proud! This older home is up on a knoll looking over a quiet village street. This home has 2 bedrooms and 1.5 baths (could easily be 2 full). House needs some TLC but newer roof (2 y/o). New water heater and newer appliances. Nice Big backyard with shed. Walking distance to all village amenities.

Key facts

• Big backyard
• Newer roof
• Newer appliances

Tags

• NEWER ROOF
• NEW WATER HEATER
• NEWER APPLIANCES
• BIG BACKYARD
• WALKING DISTANCE TO AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (connected); Sewer connected
• Home design: Two-story; Existing/resale property
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Built previously (existing)
• Exterior features: Gravel driveway; Rectangular lot (approx. 66 x 178)

Interior

• Kitchen: Free-standing range; Oven
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Hardwood; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced-air heating
• Interior features: Separate/formal dining room; Eat-in kitchen; Partial basement
• Laundry & utility: Washer and dryer (main level); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% 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); Oxford Academy Middle School (math 27% / reading 42%, grade F, #483 of 729 statewide, top 68%, 234 students, 47% FRL); Oxford Academy High School (math 84%, 198 students, 42% FRL) — zoned schools at 48% FRL track the district average.
• 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 $9k of equity ($587 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $83,875
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Fairview St	0.07mi	3/1.5 (+1)	1,400 (-8%)	17mo	$169,600	$121	64
36 Albany St	0.08mi	3/1.0 (+1)	1,320 (-13%)	9mo	$25,000	$19	59
11 S Canal St	0.58mi	3/1.5 (+1)	1,450 (-5%)	12mo	$56,000	$39	50
2 Mechanic St	0.48mi	3/1.0 (+1)	1,650 (+8%)	14mo	$126,500	$77	46
16 Taylor St	0.62mi	3/1.5 (+1)	1,365 (-10%)	14mo	$74,900	$55	37

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: 34.9%
• Equity multiple: 3.71×
• Total profit: $64,426
• Equity at exit: $76,485

10-year hold

• IRR: 30.1%
• Equity multiple: 8.38×
• Total profit: $175,469
• Equity at exit: $164,942

Cash invested: $23,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $285

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 69%

Sensitivity live

Price	-10% $344	-5% $315	+0% $285	+5% $256	+10% $227
Rent	-10% $198	-5% $242	+0% $285	+5% $329	+10% $373
Rate	-1.0pp $328	-0.5pp $307	base $285	+0.5pp $263	+1.0pp $241

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $84,900 Active 50 DOM
2. 2026-06-21
   days on market $84,900 Active 49 DOM
3. 2026-06-18
   days on market $84,900 Active 47 DOM
4. 2026-06-17
   days on market $84,900 Active 46 DOM
5. 2026-06-16
   days on market $84,900 Active 45 DOM
6. 2026-06-15
   days on market $84,900 Active 44 DOM
7. 2026-06-13
   days on market $84,900 Active 42 DOM
8. 2026-06-12
   days on market $84,900 Active 41 DOM
9. 2026-06-09
   days on market $84,900 Active 38 DOM
10. 2026-06-08
    days on market $84,900 Active 37 DOM
11. 2026-06-07
    days on market $84,900 Active 36 DOM
12. 2026-06-07
    days on market $84,900 Active 35 DOM
13. 2026-06-04
    days on market $84,900 Active 32 DOM
14. 2026-06-02
    days on market $84,900 Active 31 DOM
15. 2026-06-01
    days on market $84,900 Active 30 DOM
16. 2026-05-31
    days on market $84,900 Active 29 DOM
17. 2026-05-02
    listed $84,900 Active
18. 2026-02-10
    historical
19. 2025-12-17
    price $82,900
20. 2025-11-04
    price $84,900
21. 2025-09-07
    price $89,900
22. 2025-08-10
    listed $92,900 Active

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $13,246
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,470
• Taxable income: $2,203
• Est. tax owed @ 24.0%: −$529
• After-tax cash flow: $2,895/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This older home on a knoll needs moderate renovations, including new siding, kitchen and bathroom renovations, and fresh paint, to improve its condition and value.

Repairs flagged

• Major Exterior siding — Weathered and in need of replacement
• Major Kitchen — No photos, but likely outdated and in need of renovation
• Major Bathroom — No photos, but likely outdated and in need of renovation

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can make a significant difference in appearance and value
• Both Replace exterior siding — New siding will improve curb appeal and increase value
• Both Renovate kitchen and bathroom — Up-to-date kitchens and bathrooms are highly sought after and can significantly boost value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of replacement	Major	$15,000–50,000
Kitchen · No photos, but likely outdated and in need of renovation	Major	$15,000–50,000
Bathroom · No photos, but likely outdated and in need of renovation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can make a significant difference in appearance and value ↑
• Both Replace exterior siding — New siding will improve curb appeal and increase value ↑
• Both Renovate kitchen and bathroom — Up-to-date kitchens and bathrooms are highly sought after and can significantly boost value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.6% since first listed

6 events — show timeline

• 2026-05-02 Listed $84,900 UNYREIS
• 2026-02-10 Listing Removed — UNYREIS
• 2025-12-17 Price Changed $82,900 UNYREIS
• 2025-11-04 Price Changed $84,900 UNYREIS
• 2025-09-07 Price Changed $89,900 UNYREIS
• 2025-08-10 Listed $92,900 UNYREIS