25 Jutland Rd · Binghamton, NY 13903

$249,000

3 bd · 3.0 ba · 2,122 sqft · SingleFamily public records · 22 Days on market

Built 1950 0.29 ac lot Est $278k · 10% under

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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).

• ARV discount +12.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

One owner home showing pride of ownership! 3rd floor master suite close to MacArthur School and shopping. Huge 1st floor family room, large park-like yard. Large covered patio, garage plus carport

Key facts

• Double lot
• Huge family room
• Large primary suite

Tags

• DOUBLE LOT
• LARGE PRIMARY SUITE
• MULTIPLE LIVING AREAS
• WOOD BURNING FIREPLACE
• HUGE FAMILY ROOM
• LOWER LEVEL GAME ROOM

Property features AI

Exterior

• Parking: Attached garage (1 space); Carport (1 space); Basement access to parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Multi/split levels
• Construction: Aluminum siding; Built with multi/split-level design
• Exterior features: Covered porch; Patio; Above-ground outdoor pool; Lot is level with areas that slope up; Lot dimensions approximately 85 x 130 (0.29 acres)

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator; Gas water heater
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Ceiling fans; Wall/window air conditioning units
• Interior features: Two wood-burning fireplaces; Basement present; 15 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-332 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (8.2% below list).
• Recommended offer: $190k (23.6% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 6.4% in Binghamton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 78/100 on livability (#174 in NY, #2,710 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Binghamton City School District (urban): math 30% / reading 44% proficiency, ranked #557 of 590 in NY (top 94%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Macarthur School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 398 students, 62% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL) — zoned schools at 65% FRL track the district average.
• Zoned-school proficiency averages 51% at this address vs 37% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Binghamton City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 112 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $93k; list at $249k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,334 (23.6% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $277,982
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Vestal Ave	0.52mi	4/2.0 (+1)	2,187 (+3%)	6mo	$340,000	$155	57
142 Riverside Dr	0.58mi	3/2.5	2,096 (-1%)	17mo	$140,000	$67	55
52 Vestal Ave	0.39mi	4/2.0 (+1)	2,188 (+3%)	18mo	$365,000	$167	52
31 Denton Rd	0.74mi	4/3.0 (+1)	2,171 (+2%)	6mo	$305,500	$141	52
23 Denton Rd Rd	0.73mi	3/2.0	2,006 (-6%)	2mo	$263,000	$131	51
168 Leroy St	0.71mi	3/1.5	2,248 (+6%)	2mo	$210,000	$93	50
29 Rotary Ave	0.68mi	4/1.5 (+1)	2,089 (-2%)	20mo	$272,000	$130	38
2 Normandy Ct	0.58mi	4/2.0 (+1)	2,246 (+6%)	20mo	$160,000	$71	38
22 Laurel Ave	0.57mi	4/1.5 (+1)	2,329 (+10%)	17mo	$240,000	$103	32
1022 Vestal Ave	0.65mi	4/2.5 (+1)	2,352 (+11%)	17mo	$185,000	$79	30
7 Campbell Rd Ct	0.75mi	4/2.0 (+1)	1,950 (-8%)	20mo	$335,000	$172	26
4704 Marshall Dr W	0.71mi	3/2.0	1,848 (-13%)	20mo	$275,000	$149	25

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $114,752
• Equity at exit: $224,319

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $355,139
• Equity at exit: $483,752

Cash invested: $69,720 (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 13903

• Home prices YoY: 4.3%
• Active inventory: 112
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,287 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$729 /mo · $8,749/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-332

Break-even live

Break-even rent $2,707

Max offer price $190,334

Occupancy floor —

Sensitivity live

Price	-10% $-191	-5% $-262	+0% $-332	+5% $-403	+10% $-473
Rent	-10% $-513	-5% $-422	+0% $-332	+5% $-242	+10% $-151
Rate	-1.0pp $-207	-0.5pp $-269	base $-332	+0.5pp $-397	+1.0pp $-462

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	45d	1	0.59mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	45d	1	0.75mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	45d	1	0.84mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	45d	1	0.98mi
809 Murray Hill Rd Vestal, NY	3.0	1.5	1504	$2,300	$1.53	22d	1	1.00mi
1005 Murray Hill Rd Vestal, NY	3.0	2.5	1744	$2,500	$1.43	45d	1	1.03mi
520 Murray Hill Rd Vestal, NY	4.0	3.0	2400	$3,595	$1.50	45d	1	1.04mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	45d	1	1.08mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	22d	1	1.10mi
74 Matthews St Binghamton, NY	3.0	2.0	2510	$2,300	$0.92	22d	1	1.17mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	45d	1	1.25mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	45d	1	1.30mi
57 Fowler Ave Johnson City, NY	3.0	2.5	2497	$2,000	$0.80	15d	1	1.46mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	45d	1	1.47mi

Listing history 18 events

1. 2026-06-21
   days on market $249,000 Active 22 DOM
2. 2026-06-19
   days on market $249,000 Active 20 DOM
3. 2026-06-18
   days on market $249,000 Active 19 DOM
4. 2026-06-17
   days on market $249,000 Active 18 DOM
5. 2026-06-17
   price $249,000 Active 17 DOM
6. 2026-06-16
   days on market $259,000 Active 17 DOM
7. 2026-06-15
   days on market $259,000 Active 16 DOM
8. 2026-06-14
   days on market $259,000 Active 14 DOM
9. 2026-06-13
   days on market $259,000 Active 13 DOM
10. 2026-06-10
    days on market $259,000 Active 11 DOM
11. 2026-06-09
    days on market $259,000 Active 10 DOM
12. 2026-06-08
    days on market $259,000 Active 9 DOM
13. 2026-06-07
    days on market $259,000 Active 8 DOM
14. 2026-06-03
    days on market $259,000 Active 4 DOM
15. 2026-06-02
    days on market $259,000 Active 3 DOM
16. 2026-06-01
    days on market $259,000 Active 2 DOM
17. 2026-05-30
    remarks 699-char remark
18. 2026-05-30
    listed $259,000 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: $8,749 · $729/mo
• Projected year-2 tax: $8,749 · $729/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $27,441
• − Mortgage interest: −$13,948
• − Property taxes: −$8,749
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$7,244
• Taxable loss: −$8,135
• Est. tax savings @ 24.0%: +$1,952
• After-tax cash flow: $-2,033/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: Binghamton City School District
• NCES district ID: 3604870
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 44% ▲ 15.00%
• Median HH income: $30,475
• Composite: 30.09/100
• National rank: #6342
• State rank: #557 of 590 in NY

Livability — Binghamton

• Score: 78/100
• State rank: #174
• US rank: #2710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Binghamton, NY
• County: Broome County · 126,805 people
• City population: 65,170
• Metro: Binghamton, NY
• Population (ZIP): 17,569
• Household income: $66,278
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 602.0

Population outlook (Broome County) Hauer SSP2

• Today (2025): 187,989 people
• By 2030: 183,066 · -2.6%
• By 2040: 172,228 · -8.4%
• By 2050: 163,161 · -13.2%
• By 2075: 153,641 · -18.3%
• By 2100: 140,851 · -25.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 6% Slovak 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Broome

• 2024 margin: Toss-up / Even · D 50.2% · R 49.8%
• 2008→2024 swing: -7.6pp toward R · 2008: 8.0pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+3.5 2016: R+3.7 2012: D+4.6 2008: D+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.68%
• Current HPI: 286.1001
• Rent YoY: —
• Metro: Binghamton, NY
• 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

+161.6% since first listed

4 events — show timeline

• 2026-05-30 Listed $259,000 GBAOR
• 2016-03-21 Sold (Public Records) $92,530 Public Records
• 2016-03-21 Sold (MLS) $92,530 GBAOR
• 2015-05-07 Listed $99,000 GBAOR

Property tax history

+4.7%/yr

Latest (2025): $8,749 · +0.9% YoY. Source: county tax records.