61 Elizabeth Street St · Johnson City, NY 13790

$124,900

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 105 Days on market

Built 1930 4,791 sqft lot $127/sqft · 18% below area Est $152k · 18% under ↓ 4% since listing

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Why this score? — see what drove the B- 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 +16.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.4/10.0
• DSCR +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming two-story home in the heart of Johnson City, offering comfort, convenience, and great value. This well-maintained property features 3 bedrooms and 1 full bathroom, making it ideal for owner-occupy or a solid investment opportunity.  Located conveniently near all local amenitiesincluding nearby hospitals.   The home offers a practical layout with a bright living room, dining area, kitchen, and one bedroom on the first floor. Two additional bedrooms upstairs provide privacy and space. The clean basement offers plenty of storage and potential for additional use. Situated on a 4,680 sq ft lot, the home features a pleasant front yard and spacious backyard—perfect for relaxing, gardening, or gatherings. Enjoy morning coffee on the front porch and unwind in the evening on the back porch. Major updates include a furnace and boiler about one year old, plus fresh interior paint.  A great opportunity to own a cozy home in a prime location. Priced for a quick sale!

Key facts

• Practical layout
• Bright living room
• Clean basement

Tags

• TWO STORY HOME
• WELL MAINTAINED PROPERTY
• PRACTICAL LAYOUT
• BRIGHT LIVING ROOM
• CLEAN BASEMENT
• PLEASANT FRONT YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $67 ($805/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#238 in NY, #3,739 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Johnson City Central School District (suburban): math 38% / reading 41% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k 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.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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. 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. 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: 1.14% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

• ARV (median comp): $151,828
• List price: $124,900
• Delta: -17.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Hudson St	0.11mi	3/1.0	962 (-2%)	2mo	$149,900	$156	90
233 Grand Ave	0.20mi	3/1.0	952 (-3%)	3mo	$122,000	$128	84
204 Baldwin St N	0.21mi	3/1.0	1,012 (+3%)	6mo	$187,500	$185	80
52 Albert St	0.41mi	2/1.0 (-1)	992 (+1%)	3mo	$122,000	$123	72
58 Orchard Ave	0.25mi	2/1.0 (-1)	998 (+2%)	10mo	$145,000	$145	72
28 & 24 Dartmouth Dr	0.28mi	3/1.0	944 (-4%)	13mo	$115,000	$122	70
76 Baker St	0.42mi	3/1.0	968 (-1%)	22mo	$120,000	$124	60
109 Hill Ave	0.51mi	2/1.0 (-1)	938 (-4%)	12mo	$160,000	$171	54
14 Sturtevant St	0.45mi	3/1.5	1,024 (+4%)	20mo	$145,500	$142	53
479 Riverside Dr	0.28mi	2/1.0 (-1)	1,080 (+10%)	14mo	$115,000	$106	53
514 Grand Ave	0.46mi	3/1.5	1,122 (+14%)	22mo	$157,980	$141	34
19 Lincoln Ave	0.54mi	2/1.5 (-1)	1,098 (+12%)	23mo	$113,402	$103	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.29×
• Total profit: $79,979
• Equity at exit: $112,520

10-year hold

• IRR: 26.4%
• Equity multiple: 8.18×
• Total profit: $251,125
• Equity at exit: $242,653

Cash invested: $34,972 (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 13790

• Home prices YoY: 6.8%
• Rents YoY: 9.5%
• Active inventory: 99
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$655
• Tax from tax record: −$353 /mo · $4,235/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $67

Break-even live

Break-even rent $1,342

Max offer price $124,900

Occupancy floor 90%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	21d	1	0.08mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	13d	1	0.25mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.36mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	13d	1	0.36mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	21d	1	0.41mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	21d	1	0.47mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.51mi
400 Riverside Dr Unit 27 Johnson City, NY	2.0	1.0	800	$2,000	$2.50	13d	1	0.51mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.51mi
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	21d	1	0.59mi
11 Avenue A Unit 3L Johnson City, NY	2.0	1.0	651	$1,250	$1.92	21d	1	0.63mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	0.92mi
35 Dayton St Unit 2 Johnson City, NY	2.0	1.0	648	$1,000	$1.54	13d	1	1.02mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	13d	1	1.14mi

Listing history 19 events

1. 2026-06-19
   days on market $124,900 Active 105 DOM
2. 2026-06-18
   days on market $124,900 Active 104 DOM
3. 2026-06-17
   days on market $124,900 Active 103 DOM
4. 2026-06-16
   days on market $124,900 Active 102 DOM
5. 2026-06-15
   days on market $124,900 Active 101 DOM
6. 2026-06-14
   days on market $124,900 Active 99 DOM
7. 2026-06-13
   days on market $124,900 Active 98 DOM
8. 2026-06-10
   days on market $124,900 Active 96 DOM
9. 2026-06-09
   days on market $124,900 Active 95 DOM
10. 2026-06-08
    days on market $124,900 Active 94 DOM
11. 2026-06-07
    days on market $124,900 Active 93 DOM
12. 2026-06-05
    days on market $124,900 Active 90 DOM
13. 2026-06-03
    days on market $124,900 Active 89 DOM
14. 2026-06-02
    days on market $124,900 Active 88 DOM
15. 2026-06-01
    days on market $124,900 Active 87 DOM
16. 2026-05-31
    days on market $124,900 Active 86 DOM
17. 2026-05-30
    days on market $124,900 Active 85 DOM
18. 2026-04-23
    price $129,500 1018-char remark

    Show marketing remark (1018 chars)

    Welcome to this charming two-story home in the heart of Johnson City, offering comfort, convenience, and great value. This well-maintained property features 3 bedrooms and 1 full bathroom, making it ideal for owner-occupy or a solid investment opportunity.  Located conveniently near all local amenitiesincluding nearby hospitals.   The home offers a practical layout with a bright living room, dining area, kitchen, and one bedroom on the first floor. Two additional bedrooms upstairs provide privacy and space. The clean basement offers plenty of storage and potential for additional use. Situated on a 4,680 sq ft lot, the home features a pleasant front yard and spacious backyard—perfect for relaxing, gardening, or gatherings. Enjoy morning coffee on the front porch and unwind in the evening on the back porch. Major updates include a furnace and boiler about one year old, plus fresh interior paint.  A great opportunity to own a cozy home in a prime location. Priced for a quick sale!

19. 2026-03-06
    listed $135,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    Welcome to this charming two-story home in the heart of Johnson City, offering comfort, convenience, and great value. This well-maintained property features 3 bedrooms and 1 full bathroom, making it ideal for owner-occupy or a solid investment opportunity.  Located conveniently near all local amenitiesincluding nearby hospitals.   The home offers a practical layout with a bright living room, dining area, kitchen, and one bedroom on the first floor. Two additional bedrooms upstairs provide privacy and space. The clean basement offers plenty of storage and potential for additional use. Situated on a 4,680 sq ft lot, the home features a pleasant front yard and spacious backyard—perfect for relaxing, gardening, or gatherings. Enjoy morning coffee on the front porch and unwind in the evening on the back porch. Major updates include a furnace and boiler about one year old, plus fresh interior paint.  A great opportunity to own a cozy home in a prime location. Priced for a quick sale!

ⓘ 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: $4,235 · $353/mo
• Projected year-2 tax: $4,235 · $353/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 6/10 Major FEMA zone X · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 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: $17,119
• − Mortgage interest: −$6,996
• − Property taxes: −$4,235
• − Insurance: −$624
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,633
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,071/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: Johnson City Central School District
• NCES district ID: 3615900
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $40,514
• Composite: 33.17/100
• National rank: #5545
• State rank: #535 of 590 in NY

Livability — Johnson City

• Score: 76/100
• State rank: #238
• US rank: #3739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnson City, NY
• County: Broome County · 126,805 people
• City population: 18,739
• Metro: Binghamton, NY
• Population (ZIP): 18,739
• Household income: $59,045
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1233.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Asian 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 88% English-only · Other Indo-European 4% French/Haitian/Cajun 2% Spanish 2%

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: ▲ 18.06%
• Current HPI: 285.3668
• Rent YoY: ▲ 9.47%
• 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

-4.1% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $129,500 GBAOR
• 2026-03-06 Listed $135,000 GBAOR

Property tax history

+4.2%/yr

Latest (2025): $4,235 · +1.7% YoY. Source: county tax records.