5327 Eagle Harbor Rd · Oakfield, NY 14411

$199,900

4 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.45 ac lot

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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).

• Cash flow +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very well-maintained Solid Colonial in the country. This one is ready for you to move in and enjoy those summer nights on the front porch or do a project in the garage. Speaking of the garage/outbuilding, it has a second floor! Let your imagination wander! Inside you will find 3 bedrooms, a full bath and laundry room all on the 2nd floor! Looking for a home office, library or nursery? The second floor has that too! Downstairs the options are also endless. Formal Dining room or a cozy family room and a living room space that is to die for! The convenience of a half bath is just a bonus! Negotiations are Delayed until Tuesday 4/28, 5pm. Open House is scheduled for Sunday 4/26, 1-3pm.

Key facts

• Second floor
• Formal dining room
• Front porch

Tags

• FRONT PORCH
• SECOND FLOOR
• HOME OFFICE
• FORMAL DINING ROOM
• COZY FAMILY ROOM
• LIVING ROOM SPACE

Property features AI

Exterior

• Parking: Detached garage; Circular driveway; 1 garage space
• Utilities: Public water connected; Septic tank; Water connected
• Home design: 2-story existing home; Entry level includes main-level bathroom; Vinyl siding
• Construction: Vinyl siding construction; Asphalt roof; Stone foundation; Existing (previously built)
• Exterior features: Covered porch; Patio/porch; Dirt driveway; Gravel driveway; Corner lot; Rectangular, rural lot; Agricultural lot

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in kitchen; Country kitchen
• Bedrooms: Total rooms include living areas and designated spaces (8 total rooms listed: Laundry, Living Room, Office, Entry Foyer, Library)
• Flooring: Carpet; Laminate; Vinyl; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Oil heating with forced air
• Interior features: Separate formal dining room; Entrance foyer; Eat-in kitchen; Separate formal living room; Home office; Country kitchen; Library; Thermal windows
• Laundry & utility: Washer and dryer included; Laundry located on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (11.4% below list).
• Recommended offer: $177k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#749 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Albion Central School District (town): math 37% / reading 50% proficiency, ranked #479 of 590 in NY (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ronald L Sodoma Elementary School (math 31% / reading 49%, grade F, #1,415 of 2,108 statewide, top 67%, 820 students, 57% FRL); Carl I Bergerson Middle School (math 19% / reading 44%, grade F, #522 of 729 statewide, top 73%, 403 students, 62% FRL); Charles D'Amico High School (math 98% / reading 87%, grade A+, #158 of 1,100 statewide, top 15%, 514 students, 63% FRL) — zoned schools average 60% FRL vs 45% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 28 units permitted in Orleans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Orleans County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $177,144 (11.4% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-18,380
• Equity at exit: $29,806

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,766
• Equity at exit: $17,284

Cash invested: $55,972 (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 14411

• Home prices YoY: -11.6%
• Active inventory: 44
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $222

Break-even live

Break-even rent $1,491

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $335	-5% $278	+0% $222	+5% $165	+10% $108
Rent	-10% $82	-5% $152	+0% $222	+5% $292	+10% $362
Rate	-1.0pp $322	-0.5pp $272	base $222	+0.5pp $170	+1.0pp $117

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-22
   listed $199,900 Active

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$1,411/yr (+$118/mo · 254.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,257
• − Mortgage interest: −$11,198
• − Property taxes: −$556
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,701
• − Management: −$1,701
• − Depreciation: −$5,815
• Taxable loss: −$712
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,829/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: Albion Central School District
• NCES district ID: 3602520
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 50% ▲ 7.00%
• Median HH income: $45,408
• Composite: 36.91/100
• National rank: #4541
• State rank: #479 of 590 in NY

Livability — Oakfield

• Score: 64/100
• State rank: #749
• US rank: #14329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,479

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 39,123 people
• By 2030: 37,648 · -3.8%
• By 2040: 34,432 · -12.0%
• By 2050: 31,487 · -19.5%
• By 2075: 26,544 · -32.2%
• By 2100: 22,251 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Orleans

• 2024 margin: Solid R (+40.5) · D 29.8% · R 70.2%
• 2008→2024 swing: -21.8pp toward R · 2008: -18.7pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+36.0 2016: R+43.4 2012: R+19.4 2008: R+18.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.68%
• Current HPI: 302.9236
• 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

2 events — show timeline

• 2026-04-29 Pending — UNYREIS
• 2026-04-22 Listed $199,900 UNYREIS

Property tax history

+0.4%/yr

Latest (2025): $556 · -49.6% YoY. Source: county tax records.