19 Riverside St · Binghamton, NY 13904

$140,000

4 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 49 Days on market

Built 1880 5,227 sqft lot Est $172k · 18% under ↓ 6% 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 +22.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• DSCR +7.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attn Buyers, Investors, bring your contractor and your vision to this Estate that is being sold "As Is". This 2 story features 3-4 Bedrooms with just under 1600 sq ft of living space. This home features a flexible layout to suit your needs. Possible 4th bedrm with a full bath can always be subsituted as an eat-in dining room or a homeoffice or a guest bedroom. The kitchen leads you to a sliding glass door to a 20 x 14 covered wooded deck that overlooks an inground Pool. The front room off the living room would be ideal for a smaller home office if so needed. The upstairs has 3 large bedrooms and 1 full bath. There is a walk up attic with plenty of storage. Hardwod flooring was fo

Key facts

• Hardwood flooring
• Walk up attic
• Inground pool

Tags

• COVERED WOODED DECK
• INGROUND POOL
• WALK UP ATTIC
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.4% in Binghamton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Calvin Coolidge School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 312 students, 72% FRL).
• Market conditions: 41 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $15k of equity ($968 loan paydown + $14k 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 + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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. 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: 1.30% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $171,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Riverside St	0.03mi	3/1.5 (-1)	1,572 (-1%)	4mo	$170,000	$108	87
20 Bigelow St	0.04mi	3/2.0 (-1)	1,624 (+2%)	4mo	$170,000	$105	86
66 Moeller St	0.45mi	4/2.0	1,596 (+0%)	3mo	$152,500	$96	76
20 East St	0.44mi	3/2.0 (-1)	1,596 (+0%)	5mo	$167,000	$105	70
10 Burton Ave	0.22mi	3/1.5 (-1)	1,424 (-10%)	5mo	$130,000	$91	62
20 Willard St	0.38mi	3/2.0 (-1)	1,449 (-9%)	1mo	$179,000	$124	61
55 Mason Ave	0.28mi	3/2.0 (-1)	1,408 (-11%)	2mo	$152,000	$108	61
19 Monroe St	0.50mi	3/1.0 (-1)	1,656 (+4%)	1mo	$185,000	$112	60
105 Gaylord St	0.48mi	3/1.0 (-1)	1,479 (-7%)	0mo	$215,000	$145	57
4 Gray St	0.42mi	4/1.5	1,758 (+11%)	4mo	$160,000	$91	57
26 Lamont St	0.71mi	4/2.0	1,532 (-4%)	5mo	$66,000	$43	57
159 Bigelow St	0.72mi	4/1.0	1,377 (-13%)	1mo	$180,000	$131	39

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: 29.5%
• Equity multiple: 3.33×
• Total profit: $91,162
• Equity at exit: $126,123

10-year hold

• IRR: 25.6%
• Equity multiple: 7.56×
• Total profit: $257,204
• Equity at exit: $271,989

Cash invested: $39,200 (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 13904

• Home prices YoY: 17.1%
• Active inventory: 41
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$410 /mo · $4,915/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $231

Break-even live

Break-even rent $1,522

Max offer price $140,000

Occupancy floor 82%

Sensitivity live

Price	-10% $311	-5% $271	+0% $231	+5% $192	+10% $152
Rent	-10% $88	-5% $160	+0% $231	+5% $303	+10% $375
Rate	-1.0pp $302	-0.5pp $267	base $231	+0.5pp $195	+1.0pp $158

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	44d	1	0.93mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	14d	1	1.40mi
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	21d	1	1.47mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	44d	1	1.47mi

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-03-12
   price $140,000
3. 2026-03-02
   price $142,000
4. 2026-02-23
   price $143,000
5. 2026-02-19
   listed $148,776 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: $4,915 · $410/mo
• Projected year-2 tax: $4,915 · $410/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $21,776
• − Mortgage interest: −$7,842
• − Property taxes: −$4,915
• − Insurance: −$700
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$4,073
• Taxable income: $762
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $2,595/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
• City population: 65,170
• Population (ZIP): 9,138

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · French/Haitian/Cajun 5% Spanish 4% Chinese 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: ▲ 40.85%
• Current HPI: 280.3184
• 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

-5.9% since first listed

5 events — show timeline

• 2026-04-08 Pending — GBAOR
• 2026-03-12 Price Changed $140,000 GBAOR
• 2026-03-02 Price Changed $142,000 GBAOR
• 2026-02-23 Price Changed $143,000 GBAOR
• 2026-02-19 Listed $148,776 GBAOR

Property tax history

+12.8%/yr

Latest (2025): $4,915 · +1.5% YoY. Source: county tax records.