11 Taylor St · Oxford, NY 13830

$29,900

3 bd · 1.0 ba · 1,658 sqft · SingleFamily public records · 132 Days on market

Built 1883 5,227 sqft lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This is definitely a project house. Bring your tools and ideas!

Key facts

• 5,227 sq ft lot
• Parking
• Built 1883

Property features AI

Exterior

• Parking: No garage; Shared driveway
• Utilities: Public water available; Sewer connected
• Home design: 2-story frame house; Existing structure
• Construction: Frame construction; Stone foundation
• Exterior features: Rectangular residential lot; City street frontage

Interior

• Kitchen: See remarks for kitchen details
• Bedrooms: One main-level bedroom
• Flooring: Hardwood; Varies by area
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Heating present (see remarks)
• Interior features: Hardwood and varying flooring throughout; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% 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: 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 $3k of equity ($207 loan paydown + $3k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.
• Current owner paid $17k; list at $30k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1883 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 4.19% ✓
• Cap rate: 37.72%
• Cash-on-cash: 112.23%
• DSCR: 5.99
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $145,904
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 State St	0.25mi	3/2.0	1,596 (-4%)	4mo	$139,900	$88	74
2 Mechanic St	0.33mi	3/1.0	1,650 (-0%)	14mo	$126,500	$77	73
25 State St	0.17mi	3/2.0	1,624 (-2%)	18mo	$55,000	$34	70
42 State St	0.37mi	2/2.0 (-1)	1,711 (+3%)	12mo	$400,000	$234	58
11 S Canal St	0.20mi	3/1.5	1,450 (-12%)	12mo	$56,000	$39	58
54 N Washington Ave	0.53mi	3/1.5	1,796 (+8%)	5mo	$185,000	$103	55

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: —
• Equity multiple: 8.49×
• Total profit: $62,669
• Equity at exit: $26,936

10-year hold

• IRR: —
• Equity multiple: 18.70×
• Total profit: $148,220
• Equity at exit: $58,089

Cash invested: $8,372 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $727

Break-even live

Break-even rent $332

Max offer price $29,900

Occupancy floor 37%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $29,900 Active 132 DOM
2. 2026-06-17
   days on market $29,900 Active 131 DOM
3. 2026-06-16
   days on market $29,900 Active 130 DOM
4. 2026-06-15
   days on market $29,900 Active 129 DOM
5. 2026-06-13
   days on market $29,900 Active 127 DOM
6. 2026-06-12
   days on market $29,900 Active 126 DOM
7. 2026-06-09
   days on market $29,900 Active 123 DOM
8. 2026-06-08
   days on market $29,900 Active 122 DOM
9. 2026-06-07
   days on market $29,900 Active 121 DOM
10. 2026-06-07
    days on market $29,900 Active 120 DOM
11. 2026-06-04
    days on market $29,900 Active 117 DOM
12. 2026-06-02
    days on market $29,900 Active 116 DOM
13. 2026-06-01
    days on market $29,900 Active 115 DOM
14. 2026-05-31
    days on market $29,900 Active 114 DOM
15. 2026-02-05
    listed $29,900 Active
16. 2024-03-13
    listed $19,999 Active
17. 2005-09-30
    soldstatus $17,000

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $15,032
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$816
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$870
• Taxable income: $8,818
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $6,613/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

+75.9% since first listed

3 events — show timeline

• 2026-02-05 Listed $29,900 UNYREIS
• 2024-03-13 Listed $19,999 GBAOR
• 2005-09-30 Sold (Public Records) $17,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,122 · +5.9% YoY. Source: county tax records.