10 Decatur St · Binghamton, NY 13903

$140,000

5 bd · 2.0 ba · 1,783 sqft · SingleFamily public records · 58 Days on market

Built 1920 6,534 sqft lot Est $164k · 15% 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 +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The Cape Cod style home at 10 Decatur Street has so much space inside, level back lawn & new roof Fall 2025.. .. Main level has an open kitchen, appliances included, that leads to a open dining area and living room. Plus there is a spacious front foyer area that could be an office or play area. 2 bedrooms & full bathroom with tub on 1st floor plus a laundry room. Laundry room has space for storage and leads up to the second level. The 2nd floor is a huge primary suite w/ walk in closet & a bonus room or use space as 2-3 bedrooms with 1/2 bath. Hardwood floors. Freshly painted (some photos from when previously occupied to show furniture in the space) Detached two bay ga

Key facts

• Open dining area
• Huge primary suite
• Laundry room

Tags

• OPEN KITCHEN
• OPEN DINING AREA
• SPACIOUS FRONT FOYER
• LAUNDRY ROOM
• HUGE PRIMARY SUITE
• WALK IN CLOSET

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels; Residential property
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered porch; Fenced yard; Level lot

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator; Gas water heater
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fans for cooling
• Interior features: Walk-in closet(s); 12 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% 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: 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: Benjamin Franklin Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 399 students, 75% FRL).
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-12 pts) — the specific schools serving this property underperform the Binghamton City School District average; the district grade overstates school quality for this exact location.
• Market conditions: 112 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 1.68% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $164,036
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Lamont St	0.08mi	4/2.0 (-1)	1,532 (-14%)	5mo	$66,000	$43	64
47 Burr Ave	0.27mi	4/2.0 (-1)	1,566 (-12%)	2mo	$115,000	$73	61
2 Bond St	0.30mi	4/1.5 (-1)	1,678 (-6%)	17mo	$190,000	$113	55
14 Jackson Ave	0.72mi	4/1.0 (-1)	1,750 (-2%)	6mo	$133,000	$76	49
40 Howard Ave	0.74mi	4/1.5 (-1)	1,725 (-3%)	5mo	$163,000	$94	49
96 Evans St	0.48mi	4/2.0 (-1)	1,551 (-13%)	3mo	$120,000	$77	48
62 Pierce St	0.56mi	4/2.0 (-1)	1,568 (-12%)	16mo	$197,000	$126	35
1 Williams Pl	0.61mi	4/2.0 (-1)	1,573 (-12%)	17mo	$149,900	$95	33
34 Baldwin St	0.58mi	4/2.0 (-1)	2,010 (+13%)	21mo	$185,000	$92	29

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: 40.2%
• Equity multiple: 4.08×
• Total profit: $120,648
• Equity at exit: $126,123

10-year hold

• IRR: 34.7%
• Equity multiple: 9.18×
• Total profit: $320,795
• Equity at exit: $271,989

Cash invested: $39,200 (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 13903

• Home prices YoY: 4.3%
• Active inventory: 112
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,345 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$365 /mo · $4,385/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $695

Break-even live

Break-even rent $1,466

Max offer price $140,000

Occupancy floor 65%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	44d	1	0.58mi
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	13d	1	1.24mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	44d	1	1.28mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	44d	1	1.33mi

Listing history 19 events

1. 2026-06-09
   status $140,000 Pending 58 DOM
2. 2026-06-08
   days on market $140,000 Active Under Contract 58 DOM
3. 2026-06-07
   days on market $140,000 Active Under Contract 57 DOM
4. 2026-06-03
   days on market $140,000 Active Under Contract 53 DOM
5. 2026-06-02
   days on market $140,000 Active Under Contract 52 DOM
6. 2026-06-01
   days on market $140,000 Active Under Contract 51 DOM
7. 2026-05-31
   days on market $140,000 Active Under Contract 50 DOM
8. 2026-05-30
   days on market $140,000 Active Under Contract 49 DOM
9. 2026-04-27
   historical Active Under Contract
10. 2026-04-11
    listed $140,000 Active
11. 2025-09-18
    status Pending
12. 2025-08-22
    listed $140,000 Active
13. 2017-10-13
    soldstatus $60,000
14. 2017-10-10
    soldstatus $60,000
15. 2017-10-10
    soldstatus $60,000
16. 2017-07-02
    listed $67,000
17. 2017-06-29
    listed $67,000
18. 2016-09-24
    listed $69,900
19. 2012-01-03
    soldstatus $35,000

ⓘ 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: $4,385 · $365/mo
• Projected year-2 tax: $4,385 · $365/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: $28,141
• − Mortgage interest: −$7,842
• − Property taxes: −$4,385
• − Insurance: −$700
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$4,073
• Taxable income: $6,639
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $6,743/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
• County: Broome County · 126,805 people
• City population: 65,170
• Metro: Binghamton, NY
• Population (ZIP): 17,569
• Household income: $66,278
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 602.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 6% Slovak 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

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: ▲ 11.68%
• Current HPI: 286.1001
• Rent YoY: —
• 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

+300.0% since first listed

11 events — show timeline

• 2026-04-27 Contingent — GBAOR
• 2026-04-11 Listed $140,000 GBAOR
• 2025-09-18 Pending — GBAOR
• 2025-08-22 Listed $140,000 GBAOR
• 2017-10-13 Sold (Public Records) $60,000 Public Records
• 2017-10-10 Sold (MLS) $60,000 GBAOR
• 2017-10-10 Sold (MLS) $60,000 UNYREIS
• 2017-07-02 Listed $67,000 UNYREIS
• 2017-06-29 Listed $67,000 GBAOR
• 2016-09-24 Listed $69,900 GBAOR
• 2012-01-03 Sold (Public Records) $35,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,385 · +0.9% YoY. Source: county tax records.