499 Corbin Rd · Oxford, NY 13830

$180,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 2 Days on market

Built 1984 13 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• 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
• 1% rule +1.7/10.0
• DSCR +1.6/10.0

Listing remarks

Bring your cosmetic ideas and turn this solid home into your home. Sitting on a full foundation with a remote garage door opener makes access easier for storage. There is also a root cellar. The pole barn is the perfect addition to this property to store your four wheelers or side by sides. Close to all the trails! You have snowmobiles too? No problem. Plenty of room for all of your toys in the pole barn. This home also features a Generac generator. You'll never have to worry about losing power. The central air is nice and cool if you're not a fan of those hot sweltering summer days. Raining? Well, enjoy the enclosed porch out back and watch the wildlife. Plenty of it on this property! Grea

Key facts

• Generac generator
• Pole barn
• Root cellar

Tags

• REMOTE GARAGE DOOR OPENER
• ROOT CELLAR
• POLE BARN
• GENERAC GENERATOR
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water; Septic system
• Home design: Manufactured home (double wide); Residential property
• Construction: Aluminum siding
• Exterior features: Deck; Enclosed porch; Porch; Pasture; Views; Wooded lot

Interior

• Kitchen: Oven
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Dryer; Washer; Electric water heater; Oven; Carpet flooring; Vinyl flooring; Basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (22.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (32.6% below list).
• Recommended offer: $121k (32.6% below list) — sets the bar for 1% rule.

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 $19k of equity ($1k loan paydown + $18k 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.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $121,365 (32.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $83,528
• Equity at exit: $162,158

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $257,335
• Equity at exit: $349,700

Cash invested: $50,400 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-227

Break-even live

Break-even rent $1,502

Max offer price $139,817

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $180,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   pricedays on marketlisting id $180,000 Active 1 DOM
4. 2026-06-16
   days on market $210,000 Active 15 DOM
5. 2026-06-15
   days on market $210,000 Active 14 DOM
6. 2026-06-13
   days on market $210,000 Active 12 DOM
7. 2026-06-12
   days on market $210,000 Active 11 DOM
8. 2026-06-09
   days on market $210,000 Active 8 DOM
9. 2026-06-08
   days on market $210,000 Active 7 DOM
10. 2026-06-07
    days on market $210,000 Active 6 DOM
11. 2026-06-07
    days on market $210,000 Active 5 DOM
12. 2026-06-04
    days on market $210,000 Active 2 DOM
13. 2026-06-02
    remarks 665-char remark
14. 2026-06-02
    listed $210,000 Active 1 DOM

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,525 · $210/mo
• Expected delta: +$517/yr (+$43/mo · 25.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥91°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: $14,564
• − Mortgage interest: −$10,083
• − Property taxes: −$2,008
• − Insurance: −$900
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$5,236
• Taxable loss: −$5,993
• Est. tax savings @ 24.0%: +$1,438
• After-tax cash flow: $-1,291/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

• 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

1 event — show timeline

• 2026-06-01 Listed $210,000 GBAOR

Property tax history

+8.1%/yr

Latest (2025): $2,008 · +0.0% YoY. Source: county tax records.