5 Oxwood Cir · New Oxford, PA 17350

$205,000

3 bd · 1.5 ba · 1,120 sqft · Other public records · 9 Days on market

Built 1996 2,614 sqft lot

---

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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY UPDATED TOWNHOME IN NEW OXFORD. 3 BEDROOM, 1.5 BATHROOMS. COVERED REAR PATIO OVERLOOKING FENCED BACKYARD. FINISHED LOWER LEVEL FOR ADDITIONAL SPACE. CLOSE TO ROUTE 30, SHOPPING AND MORE.

Key facts

• Built 1996
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).

Location & tenants

• Location reads 67/100 on livability (#944 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Conewago Valley SD (suburban): math 39% / reading 56% proficiency, ranked #215 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 403 units permitted in Adams 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.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.1

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: $-19,017
• Equity at exit: $30,566

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,868
• Equity at exit: $17,725

Cash invested: $57,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17350

• Home prices YoY: -20.7%
• Active inventory: 54
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$287 /mo · $3,445/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $222

Break-even live

Break-even rent $1,832

Max offer price $205,000

Occupancy floor 84%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-28
   status Pending
2. 2026-04-20
   listed $205,000 Active
3. 2026-03-25
   historical $205,000
4. 2023-06-26
   soldstatus $195,000
5. 2023-06-14
   soldstatus $195,000 Closed 199-char remark

   Show marketing remark (199 chars)

   BEAUTIFULLY UPDATED TOWNHOME IN NEW OXFORD. 3 BEDROOM, 1.5 BATHROOMS. COVERED REAR PATIO OVERLOOKING FENCED BACKYARD. FINISHED LOWER LEVEL FOR ADDITIONAL SPACE. CLOSE TO ROUTE 30, SHOPPING AND MORE.

6. 2023-05-22
   status Pending 199-char remark

   Show marketing remark (199 chars)

   BEAUTIFULLY UPDATED TOWNHOME IN NEW OXFORD. 3 BEDROOM, 1.5 BATHROOMS. COVERED REAR PATIO OVERLOOKING FENCED BACKYARD. FINISHED LOWER LEVEL FOR ADDITIONAL SPACE. CLOSE TO ROUTE 30, SHOPPING AND MORE.

7. 2023-05-16
   status Active 199-char remark

   Show marketing remark (199 chars)

   BEAUTIFULLY UPDATED TOWNHOME IN NEW OXFORD. 3 BEDROOM, 1.5 BATHROOMS. COVERED REAR PATIO OVERLOOKING FENCED BACKYARD. FINISHED LOWER LEVEL FOR ADDITIONAL SPACE. CLOSE TO ROUTE 30, SHOPPING AND MORE.

8. 2023-04-10
   status Pending 199-char remark

   Show marketing remark (199 chars)

   BEAUTIFULLY UPDATED TOWNHOME IN NEW OXFORD. 3 BEDROOM, 1.5 BATHROOMS. COVERED REAR PATIO OVERLOOKING FENCED BACKYARD. FINISHED LOWER LEVEL FOR ADDITIONAL SPACE. CLOSE TO ROUTE 30, SHOPPING AND MORE.

9. 2023-03-31
   listed $195,000 Active 199-char remark

   Show marketing remark (199 chars)

   BEAUTIFULLY UPDATED TOWNHOME IN NEW OXFORD. 3 BEDROOM, 1.5 BATHROOMS. COVERED REAR PATIO OVERLOOKING FENCED BACKYARD. FINISHED LOWER LEVEL FOR ADDITIONAL SPACE. CLOSE TO ROUTE 30, SHOPPING AND MORE.

10. 2016-03-18
    soldstatus $107,000 444-char remark

    Show marketing remark (444 chars)

    Move Right In! This 3 bed, 1.5 bath town house is in move in condition and ready to go! There is no condo fee, and is USDA eligible. This home has a great layout and has been well maintained. Half bath / laundry room combo. on the 1st fl. Lower Level Family Room will be great space for entertaining. All the bedrooms are of generous size. The yard is fenced in and includes the 8 x 8 Storage Shed. Don't let this one get away, it won't last!

11. 2016-02-04
    historical 444-char remark

    Show marketing remark (444 chars)

    Move Right In! This 3 bed, 1.5 bath town house is in move in condition and ready to go! There is no condo fee, and is USDA eligible. This home has a great layout and has been well maintained. Half bath / laundry room combo. on the 1st fl. Lower Level Family Room will be great space for entertaining. All the bedrooms are of generous size. The yard is fenced in and includes the 8 x 8 Storage Shed. Don't let this one get away, it won't last!

12. 2015-10-31
    listed $109,900 444-char remark

    Show marketing remark (444 chars)

    Move Right In! This 3 bed, 1.5 bath town house is in move in condition and ready to go! There is no condo fee, and is USDA eligible. This home has a great layout and has been well maintained. Half bath / laundry room combo. on the 1st fl. Lower Level Family Room will be great space for entertaining. All the bedrooms are of generous size. The yard is fenced in and includes the 8 x 8 Storage Shed. Don't let this one get away, it won't last!

13. 1997-01-23
    soldstatus $71,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $3,445 · $287/mo
• Projected year-2 tax: $3,445 · $287/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,363
• − Mortgage interest: −$11,483
• − Property taxes: −$3,445
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$5,964
• Taxable loss: −$612
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $2,813/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: Conewago Valley SD
• NCES district ID: 4206550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $54,603
• Composite: 41.08/100
• National rank: #3572
• State rank: #215 of 539 in PA

Livability — New Oxford

• Score: 67/100
• State rank: #944
• US rank: #10326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Oxford, PA
• Population (ZIP): 13,219

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.47%
• Current HPI: 293.6445
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+185.1% since first listed

13 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-20 Listed $205,000 BRIGHT MLS
• 2026-03-25 Coming Soon $205,000 BRIGHT MLS
• 2023-06-26 Sold (Public Records) $195,000 Public Records
• 2023-06-14 Sold (MLS) $195,000 BRIGHT MLS
• 2023-05-22 Pending — BRIGHT MLS
• 2023-05-16 Relisted — BRIGHT MLS
• 2023-04-10 Pending — BRIGHT MLS
• 2023-03-31 Listed $195,000 BRIGHT MLS
• 2016-03-18 Sold (MLS) $107,000 BRIGHT MLS
• 2016-02-04 Listing Removed — BRIGHT MLS
• 2015-10-31 Listed $109,900 BRIGHT MLS
• 1997-01-23 Sold (Public Records) $71,900 Public Records

Property tax history

+4.3%/yr

Latest (2026): $3,445 · +2.2% YoY. Source: county tax records.