96 Conklin Ave · Binghamton, NY 13903

$179,000

4 bd · 1.0 ba · 2,274 sqft · SingleFamily public records · 36 Days on market

Built 1910 5,662 sqft lot $79/sqft · 11% above area Est $161k · 11% over ↓ 5% since listing

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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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +7.5/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Filled with character and charm, this spacious 4-bedroom, 1-bath home offers over 2,000 sq. ft. of living space. Enjoy large bedrooms, an updated kitchen, and the convenience of first-floor laundry. Relax on the enclosed front porch or the covered porch off the primary bedroom. The home boasts stunning woodwork, a grand entryway with a fireplace, intricate staircase details, and impressive pocket doors. Unbeatable location close to downtown binghamton, hospitals and Binghamton University. A spacious driveway provides ample parking. Don’t miss this unique home filled with timeless craftsmanship!

Key facts

• Covered porch
• Grand entryway
• Updated kitchen

Tags

• UPDATED KITCHEN
• FIRST-FLOOR LAUNDRY
• ENCLOSED FRONT PORCH
• COVERED PORCH
• GRAND ENTRYWAY
• FIREPLACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Porch; Shed(s); Sloped-up lot

Interior

• Kitchen: Range; Free-standing range; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 11; Basement present
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Fireplace (1); Enclosed porch
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.4% in Binghamton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Benjamin Franklin Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 399 students, 75% FRL).
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-12 pts) — the specific schools serving this property underperform the Binghamton City School District average; the district grade overstates school quality for this exact location.
• Market conditions: 112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 6.7

CMA / ARV

• ARV (median comp): $161,202
• List price: $179,000
• Delta: 11.04%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Tremont Ave Ave	0.34mi	4/1.5	2,216 (-3%)	0mo	$179,900	$81	78
41 Tompkins St	0.68mi	4/1.5	2,286 (+0%)	1mo	$190,000	$83	65
14 James St	0.56mi	4/2.0	2,368 (+4%)	13mo	$153,000	$65	52
59 Vine St	0.57mi	3/1.5 (-1)	2,119 (-7%)	6mo	$240,000	$113	50
51 2nd St	0.73mi	3/2.5 (-1)	2,333 (+3%)	1mo	$240,000	$103	50
15 Penston Rd	0.50mi	3/2.5 (-1)	2,470 (+9%)	4mo	$200,000	$81	48
6 Edna Ave	0.65mi	3/1.5 (-1)	2,238 (-2%)	17mo	$200,000	$89	46
4 Clarence St	0.34mi	4/2.0	2,006 (-12%)	21mo	$172,000	$86	43
10 Edgewood Rd	0.58mi	3/2.5 (-1)	2,356 (+4%)	16mo	$255,000	$108	42
116 Mary St	0.67mi	3/2.5 (-1)	1,981 (-13%)	0mo	$372,000	$188	36
57 Broome St	0.72mi	4/2.0	2,544 (+12%)	8mo	$180,000	$71	36
66 Vine St	0.59mi	3/1.5 (-1)	1,997 (-12%)	13mo	$245,000	$123	34

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: 31.0%
• Equity multiple: 3.43×
• Total profit: $121,953
• Equity at exit: $161,257

10-year hold

• IRR: 26.8%
• Equity multiple: 7.79×
• Total profit: $340,228
• Equity at exit: $347,758

Cash invested: $50,120 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$939
• Tax from tax record: −$366 /mo · $4,388/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $382

Break-even live

Break-even rent $1,745

Max offer price $179,000

Occupancy floor 78%

Sensitivity live

Price	-10% $484	-5% $433	+0% $382	+5% $332	+10% $281
Rent	-10% $206	-5% $294	+0% $382	+5% $470	+10% $558
Rate	-1.0pp $472	-0.5pp $428	base $382	+0.5pp $336	+1.0pp $289

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	14d	1	0.03mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	44d	1	0.36mi
51 2nd St Binghamton, NY	3.0	2.5	2333	$2,200	$0.94	14d	1	0.73mi
16 North St Unit 1-1 Binghamton, NY	5.0	2.0	2600	$650	$0.25	44d	1	0.91mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	44d	1	0.97mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	44d	1	0.98mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	44d	1	1.00mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	44d	1	1.21mi

Listing history 20 events

1. 2026-06-19
   days on market $179,000 Active 36 DOM
2. 2026-06-18
   days on market $179,000 Active 35 DOM
3. 2026-06-17
   days on market $179,000 Active 34 DOM
4. 2026-06-16
   days on market $179,000 Active 33 DOM
5. 2026-06-15
   days on market $179,000 Active 32 DOM
6. 2026-06-14
   days on market $179,000 Active 30 DOM
7. 2026-06-13
   days on market $179,000 Active 29 DOM
8. 2026-06-10
   pricedays on market $179,000 Active 27 DOM
9. 2026-06-09
   days on market $189,000 Active 26 DOM
10. 2026-06-08
    days on market $189,000 Active 25 DOM
11. 2026-06-07
    days on market $189,000 Active 24 DOM
12. 2026-06-03
    days on market $189,000 Active 20 DOM
13. 2026-06-02
    days on market $189,000 Active 19 DOM
14. 2026-06-01
    days on market $189,000 Active 18 DOM
15. 2026-05-31
    days on market $189,000 Active 17 DOM
16. 2026-05-30
    days on market $189,000 Active 16 DOM
17. 2026-05-14
    listed $189,000 Active 607-char remark
18. 2025-02-22
    status Active
19. 2025-02-12
    status Pending
20. 2025-02-07
    listed $189,000 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: $4,388 · $366/mo
• Projected year-2 tax: $4,388 · $366/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 · 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: $26,752
• − Mortgage interest: −$10,027
• − Property taxes: −$4,388
• − Insurance: −$895
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$5,207
• Taxable income: $1,955
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,118/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

-5.3% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $179,000 GBAOR
• 2026-05-14 Listed $189,000 GBAOR
• 2025-02-22 Relisted — GBAOR
• 2025-02-12 Pending — GBAOR
• 2025-02-07 Listed $189,000 GBAOR

Property tax history

+3.5%/yr

Latest (2025): $4,388 · -3.2% YoY. Source: county tax records.