114 Robinson St · Binghamton, NY 13904

$147,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 79 Days on market

Built 1900 $111/sqft · 55% above area

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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 +13.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Corner Lot, Charming 3 Bedroom Two-story Home with 6 parking lots, convenient location, close to Downtown. new floors through the house, newer SS Appliance. New roof was installed in approximately 2018 and new water heater was installed in 2024, new furnace.

Key facts

• Built 1900
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $-41 ($-497/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (1.4% below list).
• Recommended offer: $138k (6.0% below list) — sets the bar for market timing.

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: schools D, 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.
• Market conditions: 41 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $16k of equity ($1k loan paydown + $15k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 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 $75k; list at $147k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,180 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.99% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 8.5

CMA / ARV

• ARV (median comp): $94,658
• List price: $147,000
• Delta: 55.30%
• 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
124 Robinson St	0.03mi	3/1.0	1,296 (-2%)	14mo	$105,000	$81	84
186 E Frederick St	0.57mi	3/1.5	1,328 (+1%)	9mo	$137,500	$104	63
244 Robinson St	0.56mi	3/1.5	1,367 (+4%)	8mo	$78,000	$57	59
55 Mason Ave	0.52mi	3/2.0	1,408 (+7%)	2mo	$152,000	$108	59
7 Emmett St	0.43mi	2/1.0 (-1)	1,224 (-7%)	5mo	$90,000	$74	58
10 Burton Ave	0.49mi	3/1.5	1,424 (+8%)	5mo	$130,000	$91	58
49 Mason Ave	0.52mi	3/1.0	1,416 (+7%)	12mo	$128,723	$91	54
98 Gaylord St	0.65mi	3/1.0	1,188 (-10%)	1mo	$170,000	$143	52
23 Yager St St	0.73mi	3/1.0	1,212 (-8%)	1mo	$125,000	$103	51
10 Howard Ave	0.50mi	3/1.5	1,208 (-8%)	13mo	$135,000	$112	50
162 Prospect Ave	0.67mi	2/1.5 (-1)	1,240 (-6%)	13mo	$102,000	$82	41
75 Homer St	0.74mi	3/2.0	1,126 (-15%)	6mo	$131,000	$116	32

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: 23.4%
• Equity multiple: 2.88×
• Total profit: $77,550
• Equity at exit: $132,429

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $230,696
• Equity at exit: $285,589

Cash invested: $41,160 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,449 high
• Mortgage (P&I): −$771
• Tax from tax record: −$298 /mo · $3,579/yr
• Insurance: −$61
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-41

Break-even live

Break-even rent $1,501

Max offer price $139,686

Occupancy floor 98%

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Doubleday St Binghamton, NY	2.0	1.0	1000	$1,350	$1.35	43d	1	0.54mi
27 Tompkins St Unit 10 Binghamton, NY	2.0	1.0	950	$1,050	$1.11	20d	1	0.56mi
27 Tompkins St Unit 9 Binghamton, NY	2.0	1.0	950	$950	$1.00	43d	1	0.56mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	13d	1	0.79mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	0.91mi
14 Dennison Ave Unit 2 Binghamton, NY	2.0	1.0	1100	$1,150	$1.05	43d	1	0.92mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	43d	1	0.97mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	43d	1	0.99mi
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	20d	1	1.13mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	43d	1	1.13mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	43d	1	1.19mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	1.23mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	43d	1	1.34mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	43d	1	1.37mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	20d	1	1.44mi

Listing history 28 events

1. 2026-06-19
   days on market $147,000 Active 79 DOM
2. 2026-06-18
   days on market $147,000 Active 78 DOM
3. 2026-06-17
   days on market $147,000 Active 77 DOM
4. 2026-06-16
   days on market $147,000 Active 76 DOM
5. 2026-06-15
   days on market $147,000 Active 75 DOM
6. 2026-06-14
   days on market $147,000 Active 73 DOM
7. 2026-06-13
   days on market $147,000 Active 72 DOM
8. 2026-06-10
   days on market $147,000 Active 70 DOM
9. 2026-06-09
   days on market $147,000 Active 69 DOM
10. 2026-06-08
    days on market $147,000 Active 68 DOM
11. 2026-06-07
    days on market $147,000 Active 67 DOM
12. 2026-06-03
    days on market $147,000 Active 63 DOM
13. 2026-06-02
    days on market $147,000 Active 62 DOM
14. 2026-06-01
    days on market $147,000 Active 61 DOM
15. 2026-05-31
    days on market $147,000 Active 60 DOM
16. 2026-05-30
    days on market $147,000 Active 59 DOM
17. 2026-05-12
    price $147,000 258-char remark

    Show marketing remark (258 chars)

    Corner Lot, Charming 3 Bedroom Two-story Home with 6 parking lots, convenient location, close to Downtown. new floors through the house, newer SS Appliance. New roof was installed in approximately 2018 and new water heater was installed in 2024, new furnace.

18. 2026-04-02
    listed $149,900 Active 258-char remark

    Show marketing remark (258 chars)

    Corner Lot, Charming 3 Bedroom Two-story Home with 6 parking lots, convenient location, close to Downtown. new floors through the house, newer SS Appliance. New roof was installed in approximately 2018 and new water heater was installed in 2024, new furnace.

19. 2025-12-03
    listed $179,900 Active
20. 2024-03-17
    price $164,900
21. 2024-02-29
    price $169,900
22. 2024-02-21
    price $174,900
23. 2024-02-15
    price $179,900
24. 2024-02-12
    price $184,900
25. 2024-02-02
    listed $189,000 Active
26. 2020-01-31
    soldstatus $75,000
27. 2019-09-08
    listed $52,000
28. 2019-03-29
    listed $55,000

ⓘ 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: $3,579 · $298/mo
• Projected year-2 tax: $3,579 · $298/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 7/10 Severe FEMA zone X (shaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 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: $17,385
• − Mortgage interest: −$8,234
• − Property taxes: −$3,579
• − Insurance: −$1,402
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$4,276
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $196/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

+167.3% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $147,000 GBAOR
• 2026-04-02 Listed $149,900 GBAOR
• 2025-12-03 Listed $179,900 GBAOR
• 2024-03-17 Price Changed $164,900 GBAOR
• 2024-02-29 Price Changed $169,900 GBAOR
• 2024-02-21 Price Changed $174,900 GBAOR
• 2024-02-15 Price Changed $179,900 GBAOR
• 2024-02-12 Price Changed $184,900 GBAOR
• 2024-02-02 Listed $189,000 GBAOR
• 2020-01-31 Sold (MLS) $75,000 GBAOR
• 2019-09-08 Listed $52,000 GBAOR
• 2019-03-29 Listed $55,000 GBAOR

Property tax history

+4.7%/yr

Latest (2025): $3,579 · +0.9% YoY. Source: county tax records.