796 E Maine Rd · Johnson City, NY 13790

$225,000

4 bd · 3.0 ba · 2,272 sqft · SingleFamily public records · 59 Days on market

Built 1965 0.71 ac lot $99/sqft · at area comps Est $230k · at est.

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +8.5/15.0
• Cash flow +5.8/30.0
• Rent growth +4.9/5.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0

Listing remarks

Large split-level on East Maine Rd in the town of Maine. Lovely lot and deck with an enclosed porch to enjoy. Home features 4 bedrooms, 2 full baths, and a huge living room. The basement is ready for your finishing touches for even more space.

Key facts

• Huge living room
• Enclosed porch
• 0.71 acre lot

Tags

• ENCLOSED PORCH
• HUGE LIVING ROOM
• READY FOR FINISHING TOUCHES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Well water; Septic tank
• Home design: Single-family residence; Multi/split levels
• Construction: Brick and vinyl siding; Above-grade finished area ~2,272
• Exterior features: Deck; Enclosed porch; Porch; Level lot (approximately 0.71 acres)

Interior

• Kitchen: Dishwasher; Refrigerator; Range hood
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating
• Interior features: Dishwasher; Refrigerator; Range hood; Water heater; Fireplace (masonry, wood-burning)
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (31.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.6% below list).
• Recommended offer: $154k (31.7% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 6.4% in Johnson City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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-.
• Maine-Endwell Central School District (suburban): math 54% / reading 60% proficiency, ranked #278 of 590 in NY (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Homer Brink School (math 68% / reading 71%, grade A-, #447 of 2,108 statewide, top 24%, 731 students, 32% FRL); Maine-Endwell Middle School (math 31% / reading 57%, grade D, #363 of 729 statewide, top 50%, 564 students, 39% FRL); Maine-Endwell Senior High School (math 98% / reading 90%, grade A+, #124 of 1,100 statewide, top 12%, 728 students, 36% FRL).
• Zoned-school proficiency averages 69% at this address vs 57% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Maine-Endwell Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.5%/yr); 102 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 38% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k 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.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $153,667 (31.7% 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 59 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 3.89%
• Cash-on-cash: -8.57%
• DSCR: 0.62
• GRM: 10.1

CMA / ARV

• ARV (median comp): $230,000
• List price: $225,000
• Delta: -2.17%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2193 Airport Rd	0.55mi	3/2.0 (-1)	2,254 (-1%)	10mo	$327,000	$145	56
684 East Maine Rd	0.51mi	3/2.0 (-1)	2,344 (+3%)	21mo	$100,000	$43	44
712 East Maine Rd	0.40mi	3/2.5 (-1)	2,050 (-10%)	18mo	$280,000	$137	43

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: 20.0%
• Equity multiple: 2.65×
• Total profit: $103,945
• Equity at exit: $202,698

10-year hold

• IRR: 19.7%
• Equity multiple: 6.61×
• Total profit: $353,384
• Equity at exit: $437,126

Cash invested: $63,000 (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 13790

• Home prices YoY: 6.8%
• Rents YoY: 9.5%
• Active inventory: 102
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$640 /mo · $7,683/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-450

Break-even live

Break-even rent $2,423

Max offer price $153,667

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-386	+0% $-450	+5% $-513	+10% $-577
Rent	-10% $-596	-5% $-523	+0% $-450	+5% $-376	+10% $-303
Rate	-1.0pp $-336	-0.5pp $-392	base $-450	+0.5pp $-508	+1.0pp $-567

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $225,000 Active 59 DOM
2. 2026-06-19
   days on market $225,000 Active 57 DOM
3. 2026-06-18
   days on market $225,000 Active 56 DOM
4. 2026-06-17
   days on market $225,000 Active 55 DOM
5. 2026-06-16
   days on market $225,000 Active 54 DOM
6. 2026-06-15
   days on market $225,000 Active 53 DOM
7. 2026-06-14
   days on market $225,000 Active 51 DOM
8. 2026-06-13
   days on market $225,000 Active 50 DOM
9. 2026-06-10
   days on market $225,000 Active 48 DOM
10. 2026-06-09
    days on market $225,000 Active 47 DOM
11. 2026-06-08
    days on market $225,000 Active 46 DOM
12. 2026-06-07
    days on market $225,000 Active 45 DOM
13. 2026-06-02
    days on market $225,000 Active 40 DOM
14. 2026-06-01
    days on market $225,000 Active 39 DOM
15. 2026-05-31
    days on market $225,000 Active 38 DOM
16. 2026-05-30
    days on market $225,000 Active 37 DOM
17. 2026-04-22
    listed $225,000 Active 243-char remark
18. 2019-09-10
    listed $145,900

ⓘ 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: $7,683 · $640/mo
• Projected year-2 tax: $7,683 · $640/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 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 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: $22,242
• − Mortgage interest: −$12,603
• − Property taxes: −$7,683
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$6,545
• Taxable loss: −$9,274
• Est. tax savings @ 24.0%: +$2,226
• After-tax cash flow: $-3,170/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: Maine-Endwell Central School District
• NCES district ID: 3618150
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 60% ▲ 6.00%
• Median HH income: $55,531
• Composite: 49.1/100
• National rank: #2052
• State rank: #278 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

• 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

+54.2% since first listed

2 events — show timeline

• 2026-04-22 Listed $225,000 GBAOR
• 2019-09-10 Listed $145,900 GBAOR

Property tax history

+2.2%/yr

Latest (2025): $7,683 · +3.6% YoY. Source: county tax records.