92 Crocker Ave · Johnson City, NY 13790

$199,900

4 bd · 2.0 ba · 1,628 sqft · MultiFamily public records · 10 Days on market

Built 1900 5,000 sqft lot

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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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 92 Crocker Ave, located in the heart of the Village of Johnson City. Join the chance, to own part of a large package of properties up for sale. These properties are bank owned, and will be sold individually at this time. Properties are being sold as is, where is condition. Buyer will accept if there are any code violations. It is encouraged to do your own due diligence for each property.

Key facts

• Brand new cabinets
• 5,000 sq ft lot
• Garage

Tags

• OVERSIZED LIVING ROOM
• NEW LUXURY VINYL FLOORING
• FULLY REMODELED KITCHENS
• BRAND NEW CABINETS
• STAINLESS STEEL APPLIANCES
• FULLY RENOVATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive. Per door: $294/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 10.2% vs local median 6.2% 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) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 + 8.0% rent growth), your $56k cash investment doubles in ~2 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $67k; list at $200k implies a 198% 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 $199,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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. 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 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: 1.22% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.78%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $131,868
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Crocker Ave	0.10mi	4/2.5	1,653 (+2%)	9mo	$156,000	$94	83
211 Harrison Street St	0.39mi	4/2.0	1,626 (-0%)	2mo	$80,000	$49	80
308 Corliss Ave	0.11mi	4/2.0	1,776 (+9%)	4mo	$125,000	$70	76
296 Corliss Ave	0.09mi	5/2.0 (+1)	1,440 (-12%)	9mo	$154,000	$107	64
42 Broad St	0.44mi	4/2.0	1,514 (-7%)	9mo	$145,000	$96	60
57 Ackley Ave Ave	0.51mi	4/2.0	1,804 (+11%)	2mo	$178,000	$99	56
306 Grand Ave	0.21mi	4/3.0	1,844 (+13%)	10mo	$150,000	$81	56
118 Ethel St	0.70mi	4/2.0	1,532 (-6%)	8mo	$79,000	$52	51
24 Burdick Ave	0.67mi	4/2.0	1,722 (+6%)	14mo	$110,000	$64	48
209 Endwell St	0.64mi	4/2.0	1,824 (+12%)	10mo	$152,000	$83	42
82 New York Ave	0.53mi	3/2.0 (-1)	1,387 (-15%)	7mo	$101,000	$73	40
75 N Baldwin St	0.72mi	4/2.0	1,792 (+10%)	13mo	$143,000	$80	39

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: 35.9%
• Equity multiple: 3.84×
• Total profit: $159,149
• Equity at exit: $180,086

10-year hold

• IRR: 32.7%
• Equity multiple: 9.42×
• Total profit: $471,115
• Equity at exit: $388,362

Cash invested: $55,972 (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: 99
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$148 /mo · $1,770/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $587

Break-even live

Break-even rent $1,689

Max offer price $199,900

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,434
Total (2 units)			$2,433

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.12mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.18mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.57mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.79mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	0.82mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.20mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	1.23mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	13d	1	1.30mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	43d	1	1.33mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	13d	1	1.37mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	43d	1	1.42mi

Listing history 16 events

1. 2026-03-23
   status Pending
2. 2026-03-13
   listed $199,900 Active
3. 2025-05-23
   soldstatus $67,000 Closed 401-char remark

   Show marketing remark (401 chars)

   Welcome to 92 Crocker Ave, located in the heart of the Village of Johnson City. Join the chance, to own part of a large package of properties up for sale. These properties are bank owned, and will be sold individually at this time. Properties are being sold as is, where is condition. Buyer will accept if there are any code violations. It is encouraged to do your own due diligence for each property.

4. 2025-02-20
   status Pending 401-char remark

   Show marketing remark (401 chars)

   Welcome to 92 Crocker Ave, located in the heart of the Village of Johnson City. Join the chance, to own part of a large package of properties up for sale. These properties are bank owned, and will be sold individually at this time. Properties are being sold as is, where is condition. Buyer will accept if there are any code violations. It is encouraged to do your own due diligence for each property.

5. 2025-02-12
   listed $60,000 Active 401-char remark

   Show marketing remark (401 chars)

   Welcome to 92 Crocker Ave, located in the heart of the Village of Johnson City. Join the chance, to own part of a large package of properties up for sale. These properties are bank owned, and will be sold individually at this time. Properties are being sold as is, where is condition. Buyer will accept if there are any code violations. It is encouraged to do your own due diligence for each property.

6. 2024-07-02
   soldstatus $1,266,000
7. 2021-11-10
   listed $75,000
8. 2018-11-07
   soldstatus $630,000
9. 2018-10-15
   soldstatus $30,000
10. 2018-04-24
    listed $45,000
11. 2016-12-28
    soldstatus $30,000
12. 2016-12-28
    soldstatus $30,000
13. 2016-06-08
    listed $44,000
14. 2014-10-20
    listed $42,000
15. 2006-09-28
    soldstatus $42,000
16. 2002-01-28
    soldstatus $60,000

ⓘ 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: $1,770 · $148/mo
• Projected year-2 tax: $2,574 · $215/mo
• Expected delta: +$804/yr (+$67/mo · 45.4%)

ⓘ 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 · 76% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°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: $29,196
• − Mortgage interest: −$11,198
• − Property taxes: −$1,770
• − Insurance: −$1,666
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$5,815
• Taxable income: $4,075
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $6,071/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

+233.2% since first listed

16 events — show timeline

• 2026-03-23 Pending — GBAOR
• 2026-03-13 Listed $199,900 GBAOR
• 2025-05-23 Sold (MLS) $67,000 GBAOR
• 2025-02-20 Pending — GBAOR
• 2025-02-12 Listed $60,000 GBAOR
• 2024-07-02 Sold (Public Records) $1,266,000 Public Records
• 2021-11-10 Listed $75,000 GBAOR
• 2018-11-07 Sold (Public Records) $630,000 Public Records
• 2018-10-15 Sold (MLS) $30,000 GBAOR
• 2018-04-24 Listed $45,000 GBAOR
• 2016-12-28 Sold (Public Records) $30,000 Public Records
• 2016-12-28 Sold (MLS) $30,000 GBAOR
• 2016-06-08 Listed $44,000 GBAOR
• 2014-10-20 Listed $42,000 GBAOR
• 2006-09-28 Sold (Public Records) $42,000 Public Records
• 2002-01-28 Sold (Public Records) $60,000 Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,770 · +1.7% YoY. Source: county tax records.