34 Fairview Ave · Binghamton, NY 13904

$200,000

4 bd · 2.0 ba · 2,496 sqft · Townhouse public records · 49 Days on market

Built 1920 0.28 ac lot $80/sqft · 38% above area Est $145k · 38% over

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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 +19.9/30.0
• Appreciation +10.0/10.0
• 1% rule +6.8/10.0
• DSCR +6.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Why rent when you can buy this East Side two-family, and have the second unit assist with your expenses? This spacious, fully-rented two-family, with month-to-month tenants, has great possibility. Close to service, amenities, and the bus route. Relax on the porch or spend time in the large yard. Nice neighborhood with sidewalks and mature trees.

Key facts

• New stove
• New kitchen
• Two-family home

Tags

• TWO-FAMILY HOME
• STRONG INCOME POTENTIAL
• NEW KITCHEN
• NEW STOVE
• UPDATED BATHROOM FLOORING
• NEW WINDOWS

Property features AI

Finance

• Other: Zoning: 220; Lot dimensions approx. 92 x 132; Above-grade finished area reported
• Financial info: Unit 1 actual rent: $1,100 (total rent $1,100); Annual property tax noted

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property; Apartment; Wood siding construction
• Construction: Wood siding
• Exterior features: Covered porch; Level lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Unit 1: 2 bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (total property); Unit 1: 1 bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Gas water heater; Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 2 comparable units currently listed for rent nearby; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $125k; list at $200k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,000 (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 1920 — 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: 1.18% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.1

CMA / ARV

• ARV (median comp): $144,848
• List price: $200,000
• Delta: 38.08%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.22×
• Total profit: $124,394
• Equity at exit: $180,176

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $354,662
• Equity at exit: $388,556

Cash invested: $56,000 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,356 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$489 /mo · $5,866/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $240

Break-even live

Break-even rent $2,052

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	43d	1	0.93mi
51 2nd St Binghamton, NY	3.0	2.5	2333	$2,200	$0.94	13d	1	1.18mi

Listing history 26 events

1. 2026-06-19
   days on market $200,000 Active 49 DOM
2. 2026-06-18
   days on market $200,000 Active 48 DOM
3. 2026-06-17
   days on market $200,000 Active 47 DOM
4. 2026-06-16
   days on market $200,000 Active 46 DOM
5. 2026-06-15
   days on market $200,000 Active 45 DOM
6. 2026-06-14
   days on market $200,000 Active 43 DOM
7. 2026-06-13
   days on market $200,000 Active 42 DOM
8. 2026-06-10
   days on market $200,000 Active 40 DOM
9. 2026-06-09
   days on market $200,000 Active 39 DOM
10. 2026-06-08
    days on market $200,000 Active 38 DOM
11. 2026-06-07
    days on market $200,000 Active 37 DOM
12. 2026-06-03
    days on market $200,000 Active 33 DOM
13. 2026-06-02
    days on market $200,000 Active 32 DOM
14. 2026-06-01
    days on market $200,000 Active 31 DOM
15. 2026-05-31
    days on market $200,000 Active 30 DOM
16. 2026-05-30
    days on market $200,000 Active 29 DOM
17. 2026-05-01
    listed $200,000 Active 556-char remark
18. 2024-07-22
    soldstatus $125,000
19. 2024-07-19
    soldstatus $125,000 Closed 347-char remark

    Show marketing remark (347 chars)

    Why rent when you can buy this East Side two-family, and have the second unit assist with your expenses? This spacious, fully-rented two-family, with month-to-month tenants, has great possibility. Close to service, amenities, and the bus route. Relax on the porch or spend time in the large yard. Nice neighborhood with sidewalks and mature trees.

20. 2024-04-01
    status Pending 347-char remark

    Show marketing remark (347 chars)

    Why rent when you can buy this East Side two-family, and have the second unit assist with your expenses? This spacious, fully-rented two-family, with month-to-month tenants, has great possibility. Close to service, amenities, and the bus route. Relax on the porch or spend time in the large yard. Nice neighborhood with sidewalks and mature trees.

21. 2023-08-10
    status Active 347-char remark

    Show marketing remark (347 chars)

    Why rent when you can buy this East Side two-family, and have the second unit assist with your expenses? This spacious, fully-rented two-family, with month-to-month tenants, has great possibility. Close to service, amenities, and the bus route. Relax on the porch or spend time in the large yard. Nice neighborhood with sidewalks and mature trees.

22. 2023-08-09
    historical 347-char remark

    Show marketing remark (347 chars)

    Why rent when you can buy this East Side two-family, and have the second unit assist with your expenses? This spacious, fully-rented two-family, with month-to-month tenants, has great possibility. Close to service, amenities, and the bus route. Relax on the porch or spend time in the large yard. Nice neighborhood with sidewalks and mature trees.

23. 2023-08-02
    listed $149,999 Active 347-char remark

    Show marketing remark (347 chars)

    Why rent when you can buy this East Side two-family, and have the second unit assist with your expenses? This spacious, fully-rented two-family, with month-to-month tenants, has great possibility. Close to service, amenities, and the bus route. Relax on the porch or spend time in the large yard. Nice neighborhood with sidewalks and mature trees.

24. 2019-06-17
    listed $86,500
25. 2010-03-26
    soldstatus $37,000
26. 2004-11-12
    soldstatus $62,000

ⓘ 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: $5,866 · $489/mo
• Projected year-2 tax: $5,866 · $489/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 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: $28,268
• − Mortgage interest: −$11,203
• − Property taxes: −$5,866
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$5,818
• Taxable loss: −$142
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,914/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

+222.6% since first listed

10 events — show timeline

• 2026-05-01 Listed $200,000 GBAOR
• 2024-07-22 Sold (Public Records) $125,000 Public Records
• 2024-07-19 Sold (MLS) $125,000 GBAOR
• 2024-04-01 Pending — GBAOR
• 2023-08-10 Relisted — GBAOR
• 2023-08-09 Delisted — GBAOR
• 2023-08-02 Listed $149,999 GBAOR
• 2019-06-17 Listed $86,500 GBAOR
• 2010-03-26 Sold (Public Records) $37,000 Public Records
• 2004-11-12 Sold (Public Records) $62,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,866 · +0.9% YoY. Source: county tax records.