719 Frank St · Johnson City, NY 13790

$115,000

2 bd · 2.0 ba · 880 sqft · MultiFamily public records · 118 Days on market

Built 1960 Fair condition 5,227 sqft lot 1-car garage $131/sqft · 15% above area Est $225k · 49% under ↓ 2% since listing

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Why this score? — see what drove the A+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0

Listing remarks

NEW PRICE $115,000. 719 Frank Street is a well-maintained two-family property located near Wegmans, the mall, and other nearby businesses, offering strong convenience for tenants. The property features two 2-bedroom, 1-bath units, currently rented at $1,000 (front) and $850 (rear), providing steady, in-place cash flow. Recent updates include a 2-year-old roof on the front building, furnaces approximately 5 years old, and hot water heaters replaced within the last 1–3 years. The property is separately metered for gas and electric, with two new breaker panels installed last year.

Key facts

• Near wegmans
• Recent updates
• Two family property

Tags

• TWO FAMILY PROPERTY
• NEAR WEGMANS
• NEW BREAKER PANELS
• RECENT UPDATES
• SEPARATELY METERED

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive. Per door: $394/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 6.3% in Johnson City — 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 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.
• Zoned schools: Johnson City Elementary/Primary School (496 students, 55% FRL); Johnson City Middle School (math 19% / reading 43%, grade F, #534 of 729 statewide, top 73%, 500 students, 65% FRL); Johnson City Senior High School (math 98% / reading 64%, grade A, #485 of 1,100 statewide, top 45%, 729 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 40% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Johnson City Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.5%/yr); 119 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $12k of equity ($795 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 $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 118 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.96% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.40%
• DSCR: 2.31
• GRM: 4.2

CMA / ARV

• ARV (median comp): $225,379
• List price: $115,000
• Delta: -48.97%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
583 Overbrook Rd	0.82mi	2/1.5	832 (-6%)	0mo	$201,583	$242	54
41 Dayton St	0.45mi	2/1.0	792 (-10%)	8mo	$37,500	$47	52
133 N Baldwin Street St	0.91mi	3/1.0 (+1)	897 (+2%)	2mo	$40,000	$45	51
112 Jay St	1.13mi	3/1.0 (+1)	882 (+0%)	7mo	$135,000	$153	50
25 N Harrison St	0.87mi	3/1.0 (+1)	926 (+5%)	8mo	$135,000	$146	41
233 Grand Ave	1.21mi	3/1.0 (+1)	952 (+8%)	4mo	$122,000	$128	39
211 Hudson St	1.26mi	3/1.0 (+1)	962 (+9%)	3mo	$149,900	$156	38
52 Albert St	0.85mi	2/1.0	992 (+13%)	4mo	$122,000	$123	36
105 West St	0.81mi	2/1.0	756 (-14%)	5mo	$158,000	$209	33
29 N Arch St	0.98mi	2/1.0	1,092 (+24%)	8mo	$145,000	$133	29
204 Baldwin St N	1.30mi	3/1.0 (+1)	1,012 (+15%)	7mo	$187,500	$185	25
13 Ester St	1.13mi	3/1.0 (+1)	1,052 (+20%)	9mo	$157,410	$150	24

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: 50.1%
• Equity multiple: 4.88×
• Total profit: $124,953
• Equity at exit: $103,601

10-year hold

• IRR: 46.2%
• Equity multiple: 12.13×
• Total profit: $358,283
• Equity at exit: $223,420

Cash invested: $32,200 (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 13790

• Home prices YoY: 6.8%
• Rents YoY: 9.5%
• Active inventory: 119
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$342 /mo · $4,098/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $789

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,254
Total (2 units)			$2,255

Break-even live

Break-even rent $1,256

Max offer price $115,000

Occupancy floor 60%

Sensitivity live

Price	-10% $854	-5% $821	+0% $789	+5% $756	+10% $724
Rent	-10% $611	-5% $700	+0% $789	+5% $878	+10% $967
Rate	-1.0pp $847	-0.5pp $818	base $789	+0.5pp $759	+1.0pp $729

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: $28,750
• Closing costs: $3,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Dayton St Unit 2 Johnson City, NY	2.0	1.0	648	$1,000	$1.54	62d	1	0.46mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	93d	1	0.47mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	62d	1	0.48mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	70d	1	0.95mi
59 Allen St Johnson City, NY	1.0	1.0	—	$1,000	—	70d	1	0.96mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	62d	1	1.03mi
333 Grand Ave Johnson City, NY	1.0	1.0	726	$882	$1.21	62d	1	1.05mi
275 Main St Unit 1 Johnson City, NY	1.0	1.0	600	$850	$1.42	70d	1	1.13mi
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	70d	1	1.17mi
248 Main St Unit 2 Johnson City, NY	2.0	1.0	1650	$1,650	$1.00	62d	1	1.21mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	62d	1	1.22mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	70d	1	1.24mi
204 Grand Ave Unit 10 Johnson City, NY	2.0	1.0	500	$1,150	$2.30	70d	1	1.30mi
11 Avenue A Unit !R Johnson City, NY	1.0	1.0	615	$980	$1.59	70d	1	1.36mi
11 Avenue A Unit 3L Johnson City, NY	2.0	1.0	651	$1,250	$1.92	70d	1	1.36mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	70d	1	1.39mi
1035 Anna Maria Dr Johnson City, NY	1.0–2.0	1.0	725	$2,130	$2.94	62d	1	1.41mi
72 Virginia Ave Apt 1 Johnson City, NY	2.0	1.0	—	$1,100	—	62d	1	1.43mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	62d	1	1.49mi

Property features AI

Finance

• Other: Zoning: USF
• Financial info: Unit 1 rent: $850Unit 2 rent: $1,000
• HOA & community: No HOA information provided

Exterior

• Parking: Carport1-car garage
• Security: No security features provided
• Utilities: Public waterPublic sewerCable available
• Home design: Duplex residential income property
• Construction: Aluminum siding and brick exterior
• Exterior features: Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: CarpetLaminateTileVinyl
• Bathrooms: Two units with 1 full bathroom each (total 2 full bathrooms)
• Heating & cooling: Forced air heatingCeiling fans for cooling
• Interior features: Gas water heaterCrawl space foundation
• Laundry & utility: No washer/dryer details provided

Listing history 50 events

1. 2026-08-08
   days on market $115,000 Active 118 DOM
2. 2026-08-07
   days on market $115,000 Active 117 DOM
3. 2026-08-06
   days on market $115,000 Active 116 DOM
4. 2026-08-05
   days on market $115,000 Active 115 DOM
5. 2026-08-04
   days on market $115,000 Active 114 DOM
6. 2026-08-03
   pricedays on market $115,000 Active 113 DOM
7. 2026-07-31
   days on market $129,900 Active 110 DOM
8. 2026-07-30
   days on market $129,900 Active 109 DOM
9. 2026-07-29
   days on market $129,900 Active 108 DOM
10. 2026-07-27
    days on market $129,900 Active 106 DOM
11. 2026-07-25
    days on market $129,900 Active 104 DOM
12. 2026-07-24
    days on market $129,900 Active 103 DOM
13. 2026-07-23
    days on market $129,900 Active 102 DOM
14. 2026-07-22
    days on market $129,900 Active 101 DOM
15. 2026-07-21
    days on market $129,900 Active 100 DOM
16. 2026-07-18
    days on market $129,900 Active 97 DOM
17. 2026-07-16
    days on market $129,900 Active 95 DOM
18. 2026-07-16
    days on market $129,900 Active 94 DOM
19. 2026-07-14
    days on market $129,900 Active 93 DOM
20. 2026-07-13
    days on market $129,900 Active 92 DOM
21. 2026-07-12
    days on market $129,900 Active 91 DOM
22. 2026-07-11
    days on market $129,900 Active 90 DOM
23. 2026-07-10
    days on market $129,900 Active 89 DOM
24. 2026-07-09
    days on market $129,900 Active 88 DOM
25. 2026-07-08
    days on market $129,900 Active 87 DOM
26. 2026-07-07
    days on market $129,900 Active 86 DOM
27. 2026-07-06
    days on market $129,900 Active 85 DOM
28. 2026-07-05
    days on market $129,900 Active 84 DOM
29. 2026-07-04
    days on market $129,900 Active 83 DOM
30. 2026-07-03
    price $129,900 Active 82 DOM
31. 2026-07-03
    days on market $142,000 Active 82 DOM
32. 2026-07-02
    days on market $142,000 Active 81 DOM
33. 2026-07-01
    days on market $142,000 Active 80 DOM
34. 2026-06-30
    days on market $142,000 Active 79 DOM
35. 2026-06-29
    days on market $142,000 Active 78 DOM
36. 2026-06-28
    days on market $142,000 Active 77 DOM
37. 2026-06-28
    days on market $142,000 Active 76 DOM
38. 2026-06-27
    days on market $142,000 Active 75 DOM
39. 2026-06-25
    days on market $142,000 Active 73 DOM
40. 2026-06-23
    days on market $142,000 Active 71 DOM
41. 2026-06-21
    days on market $142,000 Active 70 DOM
42. 2026-06-19
    days on market $142,000 Active 68 DOM
43. 2026-06-18
    days on market $142,000 Active 67 DOM
44. 2026-06-17
    days on market $142,000 Active 66 DOM
45. 2026-06-16
    days on market $142,000 Active 65 DOM
46. 2026-06-15
    days on market $142,000 Active 64 DOM
47. 2026-06-14
    days on market $142,000 Active 62 DOM
48. 2026-06-13
    days on market $142,000 Active 61 DOM
49. 2026-06-10
    days on market $142,000 Active 59 DOM
50. 2026-06-09
    days on market $142,000 Active 58 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: $4,098 · $342/mo
• Projected year-2 tax: $4,098 · $342/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 4/10 Moderate FEMA zone X (shaded) · 14% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 18 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: $27,060
• − Mortgage interest: −$6,442
• − Property taxes: −$4,098
• − Insurance: −$575
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$3,345
• Taxable income: $8,270
• Est. tax owed @ 24.0%: −$1,985
• After-tax cash flow: $7,482/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,000–$39,600 screening

This two-family property requires extensive repairs and updates to its roof, exterior siding, flooring, interior walls, bathrooms, exterior fencing, and landscaping. The property is currently in fair condition and has potential for significant value increase with these improvements.

Repairs flagged

• Major roof — The roof appears to be in poor condition with visible damage and missing shingles.
• Major exterior siding — The exterior siding is peeling and in poor condition.
• Major flooring — The flooring in the kitchen and living areas appears to be in poor condition with visible wear and tear.
• Major interior walls — The interior walls in the bedrooms and living areas appear to be in poor condition with visible wear and tear.
• Major bathrooms — The bathrooms appear to be in poor condition with visible wear and tear.
• Major exterior fencing — The exterior fencing is in poor condition with visible wear and tear.
• Major landscaping — The landscaping appears to be in poor condition with overgrown grass and weeds.

Value-add opportunities

• Both New roof — A new roof would significantly improve the overall condition of the property and increase its resale and rental value. ↑
• Both New exterior siding — New exterior siding would improve the appearance and increase the property's resale and rental value. ↑
• Both New flooring — New flooring would improve the appearance and increase the property's resale and rental value. ↑
• Both New interior walls — New interior walls would improve the appearance and increase the property's resale and rental value. ↑
• Both New bathrooms — New bathrooms would improve the appearance and increase the property's resale and rental value. ↑
• Both New exterior fencing — New exterior fencing would improve the appearance and increase the property's resale and rental value. ↑
• Both Landscaping — Landscaping would improve the appearance and increase the property's resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Johnson City Elementary/primary School Middle Johnson City Middle School F NY #534/729 Nat'l #8,646/14,009 High Johnson City Senior High School A NY #485/1,100 Nat'l #1,016/17,239

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

B Composite livability gradescore 76/100

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 · 187,989 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: 11% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Zoning: USF
• Financial info: Unit 1 rent: $850Unit 2 rent: $1,000
• HOA & community: No HOA information provided

Exterior

• Parking: Carport1-car garage
• Security: No security features provided
• Utilities: Public waterPublic sewerCable available
• Home design: Duplex residential income property
• Construction: Aluminum siding and brick exterior
• Exterior features: Level lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: CarpetLaminateTileVinyl
• Bathrooms: Two units with 1 full bathroom each (total 2 full bathrooms)
• Heating & cooling: Forced air heatingCeiling fans for cooling
• Interior features: Gas water heaterCrawl space foundation
• Laundry & utility: No washer/dryer details provided

Price history

-2.1% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $142,000 GBAOR
• 2026-04-13 Listed $145,000 GBAOR

Property tax history

-0.5%/yr

Latest (2025): $4,098 · +1.7% YoY. Source: county tax records.