7 Moody ST St · Binghamton, NY 13904

$209,900

3 bd · 2.0 ba · 1,572 sqft · MultiFamily public records · 25 Days on market

Built 1921 9,583 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 +23.2/30.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Beautifully updated East side home on a double lot - move in ready! Updated kitchen with new tile floor, stainless steel appliances and polished concrete countertops. 1st floor full bath with stainless steel water/dryer purchased in 2020. Beautiful hardwood floors, stone fireplace, recessed lighting. 2 sets of slider doors to deck, level fenced in yard and 3 car detached garage with electric. Upstairs bedroom/nursery has a sink and refrigerator. Recently finished basement is insulated with vinyl plank flooring, updated electric, and 2 bonus rooms. Replacement windows, furnace 2015, HWH 2019, updated plumbing throughout. MUST SEE!

Key facts

• Double lot
• Maple kitchen
• Concrete countertops

Tags

• DOUBLE LOT
• WOOD BURNING STONE FIREPLACE
• MAPLE KITCHEN
• STAINLESS STEEL APPLIANCES
• CONCRETE COUNTERTOPS
• SPACIOUS FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $207k (1.5% 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: Calvin Coolidge School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 312 students, 72% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL).
• Zoned-school proficiency averages 54% at this address vs 37% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Binghamton City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 41 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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 + 3.0% rent growth), your $59k cash investment doubles in ~3 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 25 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 4 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 $175k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $206,751 (1.5% below list)

Questions for the listing agent

1. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $132,048
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Oliver St	0.62mi	4/2.0 (+1)	1,776 (+13%)	3mo	$70,000	$39	42
28 Griswold St	0.65mi	2/2.0 (-1)	1,488 (-5%)	18mo	$125,000	$84	41

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: 30.0%
• Equity multiple: 3.36×
• Total profit: $138,768
• Equity at exit: $189,095

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $389,946
• Equity at exit: $407,790

Cash invested: $58,772 (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: 13.3×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$505 /mo · $6,065/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $381

Break-even live

Break-even rent $2,144

Max offer price $209,900

Occupancy floor 80%

Sensitivity live

Price	-10% $500	-5% $440	+0% $381	+5% $322	+10% $262
Rent	-10% $173	-5% $277	+0% $381	+5% $485	+10% $588
Rate	-1.0pp $487	-0.5pp $434	base $381	+0.5pp $327	+1.0pp $271

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,626
Total (2 units)			$2,626

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Dennison Ave Unit 2 Binghamton, NY	2.0	1.0	1100	$1,150	$1.05	45d	1	1.19mi
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	45d	1	1.19mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	15d	1	1.24mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	45d	1	1.26mi
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	23d	1	1.26mi
40 Fuller St Unit 40A Binghamton, NY	3.0	2.0	1600	$2,700	$1.69	23d	1	1.42mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	15d	1	1.46mi

Listing history 10 events

1. 2026-03-02
   status Pending
2. 2026-02-18
   status Active
3. 2026-02-11
   status Pending
4. 2026-01-29
   listed $209,900 Active
5. 2021-08-11
   soldstatus $175,000
6. 2021-08-09
   soldstatus $175,000 637-char remark

   Show marketing remark (637 chars)

   Beautifully updated East side home on a double lot - move in ready! Updated kitchen with new tile floor, stainless steel appliances and polished concrete countertops. 1st floor full bath with stainless steel water/dryer purchased in 2020. Beautiful hardwood floors, stone fireplace, recessed lighting. 2 sets of slider doors to deck, level fenced in yard and 3 car detached garage with electric. Upstairs bedroom/nursery has a sink and refrigerator. Recently finished basement is insulated with vinyl plank flooring, updated electric, and 2 bonus rooms. Replacement windows, furnace 2015, HWH 2019, updated plumbing throughout. MUST SEE!

7. 2021-05-25
   listed $168,000 637-char remark

   Show marketing remark (637 chars)

   Beautifully updated East side home on a double lot - move in ready! Updated kitchen with new tile floor, stainless steel appliances and polished concrete countertops. 1st floor full bath with stainless steel water/dryer purchased in 2020. Beautiful hardwood floors, stone fireplace, recessed lighting. 2 sets of slider doors to deck, level fenced in yard and 3 car detached garage with electric. Upstairs bedroom/nursery has a sink and refrigerator. Recently finished basement is insulated with vinyl plank flooring, updated electric, and 2 bonus rooms. Replacement windows, furnace 2015, HWH 2019, updated plumbing throughout. MUST SEE!

8. 2016-09-19
   soldstatus $122,000 420-char remark

   Show marketing remark (420 chars)

   Immaculate Condition. Updated kit w/ SS appl. & polished concrete Ctrs. Baths remodeled. 1st flr laundry, beautiful Hdwd flrs & Stone FP freshly painted thru-out. Home features 2 Sets of slider doors to deck from family rm & 1st flr bdrm which runs across entire back of house. Repl windows, New furn 2015, HWH 2014. Partially fenced yd, 3 Car garage. New plumbing thru-out house including to city drain.

9. 2016-06-06
   listed $124,500 420-char remark

   Show marketing remark (420 chars)

   Immaculate Condition. Updated kit w/ SS appl. & polished concrete Ctrs. Baths remodeled. 1st flr laundry, beautiful Hdwd flrs & Stone FP freshly painted thru-out. Home features 2 Sets of slider doors to deck from family rm & 1st flr bdrm which runs across entire back of house. Repl windows, New furn 2015, HWH 2014. Partially fenced yd, 3 Car garage. New plumbing thru-out house including to city drain.

10. 2007-03-30
    soldstatus $57,000

ⓘ 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: $6,065 · $505/mo
• Projected year-2 tax: $6,065 · $505/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 8 d/yr ≥93°F today · 17 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: $31,512
• − Mortgage interest: −$11,758
• − Property taxes: −$6,065
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$6,106
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $4,213/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

+268.2% since first listed

10 events — show timeline

• 2026-03-02 Pending — GBAOR
• 2026-02-18 Relisted — GBAOR
• 2026-02-11 Pending — GBAOR
• 2026-01-29 Listed $209,900 GBAOR
• 2021-08-11 Sold (Public Records) $175,000 Public Records
• 2021-08-09 Sold (MLS) $175,000 GBAOR
• 2021-05-25 Listed $168,000 GBAOR
• 2016-09-19 Sold (MLS) $122,000 GBAOR
• 2016-06-06 Listed $124,500 GBAOR
• 2007-03-30 Sold (Public Records) $57,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $6,065 · +0.9% YoY. Source: county tax records.