76 North Baldwin St · Johnson City, NY 13790

$124,900

3 bd · 1.0 ba · 1,212 sqft · SingleFamily public records · 49 Days on market

Built 1959 10,454 sqft lot $103/sqft · 13% below area Est $143k · 13% under

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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 +20.7/30.0
• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• DSCR +6.6/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

PRICED RIGHT and in a Great JC Northside location near Oakdale Commons and Route 86/17;Near UHS and bus routes; Fenced in yard on 2 sides; Property being sold with an extra 40' x 128' lot Tax Map #143.40-4-27 known as 72 North Baldwin St. ;Newer roof in 2019(2 layers); 2007 vinyl replacement windows; New gas HWH 2025;New GFHA furnace2011;200 amp circuit breakers 2011;House flooded in 2006 and 2011;House currently carries flood insurance and premium is $1,014/yr; Northside of basement gets water seepage from heavy rain and has sump pump to cure the seepage; Enclosed rear porch on concrete slab 17'6" x 9'; Front covered PT porch needs some TLC; HW flooring in the house

Key facts

• Extra lot
• Newer roof
• New gfha furnace

Tags

• FENCED IN YARD
• EXTRA LOT
• NEWER ROOF
• VINYL REPLACEMENT WINDOWS
• NEW GAS HWH
• NEW GFHA FURNACE

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Aluminum siding; Block and concrete perimeter foundation
• Exterior features: Deck; Covered and enclosed porch; Porch; Fenced yard; Level, landscaped lot

Interior

• Kitchen: Range; Free-standing range; Range hood; Refrigerator; Gas water heater
• Flooring: Carpet; Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Ceiling fan(s) for cooling
• Interior features: Insulated windows; Storm door(s)
• Laundry & utility: Washer hookup

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 $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 6.4% in Johnson City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 103 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,153 (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 1959 — 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. 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: 1.22% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 6.8

CMA / ARV

• ARV (median comp): $142,900
• List price: $124,900
• Delta: -12.60%
• 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
102 Jay Street St	0.22mi	2/1.5 (-1)	1,204 (-1%)	0mo	$149,400	$124	81
110 Academy St	0.31mi	3/1.0	1,196 (-1%)	6mo	$150,000	$125	79
163 N Hudson St N	0.24mi	3/2.0	1,248 (+3%)	4mo	$175,000	$140	76
107 N Baldwin St	0.08mi	4/2.0 (+1)	1,248 (+3%)	9mo	$84,000	$67	75
101 Zoa Ave	0.42mi	3/1.5	1,256 (+4%)	4mo	$104,000	$83	69
29 N Arch St	0.14mi	2/1.0 (-1)	1,092 (-10%)	6mo	$145,000	$133	67
227 North Harrison St	0.34mi	3/2.0	1,180 (-3%)	11mo	$132,000	$112	66
9 Endwell St	0.54mi	3/1.5	1,200 (-1%)	6mo	$145,000	$121	66
13 Ester St	0.20mi	3/1.0	1,052 (-13%)	7mo	$157,410	$150	62
20 Brown St	0.26mi	3/2.0	1,386 (+14%)	0mo	$95,000	$69	60
37 Albany Ave	0.34mi	2/1.0 (-1)	1,289 (+6%)	12mo	$179,900	$140	58
75 Richard St	0.29mi	4/1.0 (+1)	1,328 (+10%)	11mo	$250,000	$188	56

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: 30.9%
• Equity multiple: 3.49×
• Total profit: $86,966
• Equity at exit: $112,520

10-year hold

• IRR: 28.6%
• Equity multiple: 8.66×
• Total profit: $267,894
• 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: 103
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$655
• Tax from tax record: −$330 /mo · $3,962/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $169

Break-even live

Break-even rent $1,313

Max offer price $124,900

Occupancy floor 84%

Sensitivity live

Price	-10% $239	-5% $204	+0% $169	+5% $133	+10% $98
Rent	-10% $48	-5% $108	+0% $169	+5% $229	+10% $289
Rate	-1.0pp $232	-0.5pp $200	base $169	+0.5pp $136	+1.0pp $103

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	23d	1	0.45mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	23d	1	0.59mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	16d	1	0.63mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	23d	1	0.66mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	16d	1	0.76mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	23d	1	0.78mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	23d	1	0.90mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	23d	1	0.96mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	16d	1	1.05mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	23d	1	1.09mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	46d	1	1.18mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	16d	1	1.23mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	46d	1	1.37mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	16d	1	1.40mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	16d	1	1.49mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	16d	1	1.49mi
400 Riverside Dr Unit 27 Johnson City, NY	2.0	1.0	800	$2,000	$2.50	16d	1	1.49mi

Listing history 20 events

1. 2026-06-23
   days on market $124,900 Active 49 DOM
2. 2026-06-21
   pricedays on market $124,900 Active 48 DOM
3. 2026-06-19
   days on market $139,900 Active 46 DOM
4. 2026-06-18
   days on market $139,900 Active 45 DOM
5. 2026-06-17
   days on market $139,900 Active 44 DOM
6. 2026-06-16
   days on market $139,900 Active 43 DOM
7. 2026-06-15
   days on market $139,900 Active 42 DOM
8. 2026-06-14
   days on market $139,900 Active 40 DOM
9. 2026-06-13
   days on market $139,900 Active 39 DOM
10. 2026-06-10
    days on market $139,900 Active 37 DOM
11. 2026-06-09
    days on market $139,900 Active 36 DOM
12. 2026-06-08
    days on market $139,900 Active 35 DOM
13. 2026-06-07
    days on market $139,900 Active 34 DOM
14. 2026-06-05
    days on market $139,900 Active 31 DOM
15. 2026-06-03
    days on market $139,900 Active 30 DOM
16. 2026-06-02
    days on market $139,900 Active 29 DOM
17. 2026-06-01
    days on market $139,900 Active 28 DOM
18. 2026-05-31
    days on market $139,900 Active 27 DOM
19. 2026-05-30
    days on market $139,900 Active 26 DOM
20. 2026-05-04
    listed $139,900 Active 680-char remark

ⓘ 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: $3,962 · $330/mo
• Projected year-2 tax: $3,962 · $330/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 · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 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: $18,317
• − Mortgage interest: −$6,996
• − Property taxes: −$3,962
• − Insurance: −$624
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$3,633
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,984/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

1 event — show timeline

• 2026-05-04 Listed $139,900 GBAOR

Property tax history

+4.4%/yr

Latest (2025): $3,962 · +1.7% YoY. Source: county tax records.