179 & 181 Corliss Ave · Johnson City, NY 13790

$210,000

6 bd · 2.0 ba · 2,340 sqft · MultiFamily public records · 236 Days on market

Built 1907 Good condition 5,227 sqft lot $90/sqft · 14% below area Est $243k · 14% under

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Why this score? — see what drove the A+ 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 +30.0/30.0
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0

Multi-family units

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

Listing remarks MLS

JOHNSON CITY DUPLEX, conveniently located and on a corner lot. UPDATES IN 2026: BRAND NEW kitchen sink, counter top, faucet, and cabinet, and new ELECTRIC BOX and ROOF, Two large units each with four bedrooms offer so much tenant enjoyment, as does the lovely covered porch. Looking to owner occupy? Live in one unit and rent the other. Both furnaces are only six years old. Call your favorite real estate professional and come take a look.

Key facts

• Covered porch
• Two large units
• Corner lot

Tags

• CORNER LOT
• COVERED PORCH
• TWO LARGE UNITS

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $950 ($11k/yr) — positive. Per door: $475/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

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); 176 active listings in the ZIP; 1 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 $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($185k) 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 $62k; list at $210k implies a 236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.62% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.39%
• DSCR: 1.86
• GRM: 5.1

CMA / ARV

• ARV (median comp): $243,446
• List price: $210,000
• Delta: -13.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Harrison St	0.15mi	5/3.0 (-1)	2,127 (-9%)	15mo	$224,720	$106	56
207 Saint Charles St	0.23mi	6/3.0	2,550 (+9%)	20mo	$179,000	$70	54
215 Floral Ave	0.34mi	6/2.0	2,041 (-13%)	13mo	$240,000	$118	52
206 Baldwin St	0.27mi	6/2.0	2,100 (-10%)	23mo	$115,000	$55	52
15 Orchard Ave	0.42mi	5/3.5 (-1)	2,084 (-11%)	7mo	$285,000	$137	45
258 Grand Ave	0.16mi	7/3.0 (+1)	2,660 (+14%)	20mo	$188,000	$71	44
387 Riverside Dr	0.68mi	5/3.0 (-1)	2,130 (-9%)	6mo	$153,300	$72	39
4 Edward St	0.72mi	5/2.0 (-1)	2,028 (-13%)	3mo	$180,000	$89	37

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: 41.8%
• Equity multiple: 4.28×
• Total profit: $193,067
• Equity at exit: $189,185

10-year hold

• IRR: 38.3%
• Equity multiple: 10.62×
• Total profit: $565,918
• Equity at exit: $407,984

Cash invested: $58,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 6 under contract
• Months of supply: 6.9 mo (15%/mo absorbed)
• Median asking: $175,000 ($80/sqft)
• Median days on market: 65 d
• This list price: 75% of active listings are priced below it
• ARV vs active asking: +30.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13790

• Home prices YoY: 6.8%
• Rents YoY: 9.5%
• Active inventory: 176
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$546 /mo · $6,557/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $950

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$3,400
Total (2 units)			$3,399

Break-even live

Break-even rent $2,196

Max offer price $210,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,069	-5% $1,009	+0% $950	+5% $891	+10% $831
Rent	-10% $681	-5% $816	+0% $950	+5% $1,084	+10% $1,219
Rate	-1.0pp $1,056	-0.5pp $1,003	base $950	+0.5pp $896	+1.0pp $840

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
72 Saint Charles St Johnson City, NY	4.0	2.5	1781	$1,900	$1.07	51d	1	0.10mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	162d	1	0.15mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	162d	1	0.22mi
60 Roberts St Johnson City, NY	4.0	1.5	—	$2,000	—	10d	1	0.34mi
128 Grand Ave Unit 3 Johnson City, NY	3.0	3.0	954	$3,075	$3.22	10d	1	0.40mi
128 Grand Ave Unit 3 Johnson City, NY	3.0	3.0	954	$3,075	$3.22	37d	1	0.40mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	162d	1	0.43mi
31 Brown St Johnson City, NY	3.0	1.5	1932	$1,850	$0.96	51d	1	0.50mi
56 Farr Ave Johnson City, NY	3.0	1.0	—	$1,600	—	154d	1	0.52mi
96 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	—	$500	—	10d	1	0.54mi
69 Floral Ave Johnson City, NY	3.0	1.5	1900	$1,750	$0.92	26d	1	0.57mi
69 Floral Ave Johnson City, NY	3.0	1.5	1900	$1,750	$0.92	10d	1	0.57mi
146 Ackley Ave Johnson City, NY	3.0	1.5	1500	$2,000	$1.33	7d	1	0.59mi
102 Main St Unit 2 Johnson City, NY	3.0	1.0	—	$1,600	—	1d	1	0.60mi
102 Main St Unit 2 Johnson City, NY	3.0	1.0	—	$1,600	—	51d	1	0.60mi
55 Cleveland Ave Binghamton, NY	4.0	2.0	2077	$1,800	$0.87	19d	1	0.67mi
57 Fowler Ave Johnson City, NY	3.0	2.5	2497	$2,000	$0.80	154d	1	0.73mi
400 Riverside Dr Unit 28 Johnson City, NY	3.0	1.0	1000	$1,700	$1.70	0d	1	0.79mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	0d	1	0.79mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	154d	1	0.79mi
106 Grand Blvd Unit 2 Binghamton, NY	3.0	2.0	1300	$1,575	$1.21	20d	1	0.83mi
106 Grand Blvd Unit 2 Binghamton, NY	3.0	2.0	1300	$1,575	$1.21	10d	1	0.83mi
327 Main St Apt 5 Binghamton, NY	3.0	1.0	—	$1,300	—	1d	1	0.90mi
177 Riverside Dr Johnson City, NY	3.0	1.0	1400	$1,600	$1.14	5d	1	0.91mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	184d	1	0.97mi
20 Downs Ave #2 Binghamton, NY	3.0	1.0	1200	$1,300	$1.08	0d	1	1.00mi
125 Crary Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,550	$1.41	10d	1	1.02mi
296 Main St Unit 2 Binghamton, NY	3.0	1.0	1200	$1,200	$1.00	9d	1	1.05mi
296 Main St Unit 2 Binghamton, NY	3.0	1.0	1200	$1,200	$1.00	12d	1	1.05mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	154d	1	1.05mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	184d	1	1.08mi
108 Glenwood Ave Binghamton, NY	3.0	1.5	1344	$1,900	$1.41	0d	1	1.08mi
140 Crestmont Rd Unit 1 Binghamton, NY	3.0	1.0	1650	$1,800	$1.09	10d	1	1.13mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	154d	1	1.14mi
9 Minden Ave Unit 1 Binghamton, NY	3.0	1.0	1030	$1,450	$1.41	10d	1	1.15mi
9 Minden Ave Unit 1 Binghamton, NY	3.0	1.0	1030	$1,450	$1.41	20d	1	1.15mi
74 Matthews St Binghamton, NY	3.0	2.0	2510	$2,300	$0.92	162d	1	1.18mi
72 Matthews St Unit 1 Binghamton, NY	5.0	2.5	—	$3,250	—	184d	1	1.19mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	184d	1	1.20mi
255 Main St Binghamton, NY	4.0	2.0	—	$3,400	—	184d	1	1.22mi

Listing history 50 events

1. 2026-11-05
   days on market $210,000 Active 236 DOM
2. 2026-11-04
   days on market $210,000 Active 235 DOM
3. 2026-11-02
   days on market $210,000 Active 233 DOM
4. 2026-11-01
   days on market $210,000 Active 232 DOM
5. 2026-10-31
   days on market $210,000 Active 231 DOM
6. 2026-10-30
   days on market $210,000 Active 230 DOM
7. 2026-10-29
   days on market $210,000 Active 229 DOM
8. 2026-10-28
   days on market $210,000 Active 228 DOM
9. 2026-10-27
   days on market $210,000 Active 227 DOM
10. 2026-10-26
    days on market $210,000 Active 226 DOM
11. 2026-10-25
    days on market $210,000 Active 225 DOM
12. 2026-10-24
    days on market $210,000 Active 224 DOM
13. 2026-10-23
    days on market $210,000 Active 223 DOM
14. 2026-10-22
    days on market $210,000 Active 222 DOM
15. 2026-10-21
    days on market $210,000 Active 221 DOM
16. 2026-10-20
    days on market $210,000 Active 220 DOM
17. 2026-10-19
    days on market $210,000 Active 219 DOM
18. 2026-10-18
    days on market $210,000 Active 218 DOM
19. 2026-10-17
    days on market $210,000 Active 217 DOM
20. 2026-10-16
    days on market $210,000 Active 216 DOM
21. 2026-10-15
    days on market $210,000 Active 215 DOM
22. 2026-10-14
    days on market $210,000 Active 214 DOM
23. 2026-10-13
    days on market $210,000 Active 213 DOM
24. 2026-10-12
    days on market $210,000 Active 212 DOM
25. 2026-10-11
    days on market $210,000 Active 211 DOM
26. 2026-10-10
    days on market $210,000 Active 210 DOM
27. 2026-10-09
    days on market $210,000 Active 209 DOM
28. 2026-10-08
    days on market $210,000 Active 208 DOM
29. 2026-10-07
    days on market $210,000 Active 207 DOM
30. 2026-10-06
    days on market $210,000 Active 206 DOM
31. 2026-10-05
    days on market $210,000 Active 205 DOM
32. 2026-10-04
    days on market $210,000 Active 204 DOM
33. 2026-10-04
    days on market $210,000 Active 203 DOM
34. 2026-10-02
    days on market $210,000 Active 202 DOM
35. 2026-10-01
    days on market $210,000 Active 201 DOM
36. 2026-09-30
    days on market $210,000 Active 200 DOM
37. 2026-09-29
    days on market $210,000 Active 199 DOM
38. 2026-09-28
    days on market $210,000 Active 198 DOM
39. 2026-09-27
    days on market $210,000 Active 197 DOM
40. 2026-09-26
    days on market $210,000 Active 196 DOM
41. 2026-09-25
    days on market $210,000 Active 195 DOM
42. 2026-09-24
    days on market $210,000 Active 194 DOM
43. 2026-09-24
    days on market $210,000 Active 193 DOM
44. 2026-09-22
    days on market $210,000 Active 192 DOM
45. 2026-09-21
    days on market $210,000 Active 191 DOM
46. 2026-09-20
    days on market $210,000 Active 190 DOM
47. 2026-09-18
    days on market $210,000 Active 188 DOM
48. 2026-09-17
    days on market $210,000 Active 187 DOM
49. 2026-09-16
    days on market $210,000 Active 186 DOM
50. 2026-09-15
    days on market $210,000 Active 185 DOM

ⓘ 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: $6,557 · $546/mo
• Projected year-2 tax: $6,557 · $546/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 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 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: $40,788
• − Mortgage interest: −$11,763
• − Property taxes: −$6,557
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − Depreciation: −$6,109
• Taxable income: $8,782
• Est. tax owed @ 24.0%: −$2,108
• After-tax cash flow: $9,292/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $11,700–$35,100 screening

This well-maintained, recently updated multi-family home is in good condition with new kitchen, bathroom, and roof installations in 2026. It offers a great opportunity for both resale and rental.

Value-add opportunities

• Resale New kitchen sink, counter top, faucet, and cabinet — Modern kitchen appliances enhance the home's appeal to potential buyers. ↑
• Resale New bathtub and shower — Upgraded bathrooms are a significant selling point for potential buyers. ↑
• Resale New roof — A new roof adds value and reassures potential buyers. ↑
• Rental New electric box and furnaces — Modern electrical and heating systems improve tenant satisfaction and reduce maintenance costs. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Johnson City Elementary/primary School Middle Johnson City Middle School F NY #534/729 Nat'l #8,646/14,009 High Johnson City Senior High School A NY #485/1,100 Nat'l #1,016/17,239

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

B Composite livability gradescore 76/100

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 · 187,989 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: 11% of renters

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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%

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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%
• Languages at home: 88% English-only · Other Indo-European 4% French/Haitian/Cajun 2% Spanish 2%

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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

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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

+296.2% since first listed

11 events — show timeline

• 2026-03-14 Listed $210,000 GBAOR
• 2026-03-13 Relisted — GBAOR
• 2025-09-09 Pending — GBAOR
• 2025-05-06 Relisted — GBAOR
• 2025-04-15 Pending — GBAOR
• 2024-12-10 Price Changed $210,000 GBAOR
• 2024-10-25 Listed $269,900 GBAOR
• 2019-06-20 Sold (Public Records) $62,500 Public Records
• 2019-06-13 Sold (MLS) $62,500 GBAOR
• 2019-01-10 Listed $75,000 GBAOR
• 2003-10-31 Sold (Public Records) $53,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,557 · +1.7% YoY. Source: county tax records.