9 Richard St · Johnson City, NY 13790

$140,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 17 Days on market

Built 1940 8,276 sqft lot Est $135k · at est.

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Why this score? — see what drove the C 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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +5.8/15.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 9 Richard St! Are you looking for a cozy place that’s close to everything but still feels like your own private retreat? This beautifully maintained two-story home is just minutes from Binghamton University, local hospitals, and shopping, putting all the best area amenities right at your fingertips. The large garage space is perfect for cars, a workshop or some extra storage. With a fully fenced-in yard and bright heated patio, you will have privacy and comfort year-round. Furnace/Central AC/Water heater replaced in July 2024. Washer/Dryer replaced in 2023. Call your favorite agent today for a showing!

Key facts

• Large garage space
• Fully fenced-in yard
• Bright heated patio

Tags

• FULLY FENCED-IN YARD
• BRIGHT HEATED PATIO
• LARGE GARAGE SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels
• Construction: Other construction materials
• Exterior features: Level lot

Interior

• Kitchen: Range; Free-standing range; Range hood; Refrigerator; Exhaust fan
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Covered, enclosed patio; Basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% 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) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 13 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 $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 + 8.0% rent growth), your $39k cash investment doubles in ~3 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 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $135,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 N Arch St	0.23mi	2/1.0 (-1)	1,092 (+1%)	6mo	$145,000	$133	77
13 Ester St	0.41mi	3/1.0	1,052 (-3%)	7mo	$157,410	$150	70
120 N Harrison St N	0.13mi	3/1.0	962 (-11%)	9mo	$151,063	$157	68
110 Academy St	0.37mi	3/1.0	1,196 (+11%)	5mo	$150,000	$125	60
25 N Harrison St	0.23mi	3/1.0	926 (-14%)	6mo	$135,000	$146	60
227 North Harrison St	0.26mi	3/2.0	1,180 (+9%)	11mo	$132,000	$112	59
64 N Baldwin St	0.22mi	3/1.0	972 (-10%)	18mo	$126,000	$130	58
97 Jay St	0.36mi	3/1.0	960 (-11%)	9mo	$61,000	$64	57
40 Jay St	0.41mi	2/1.0 (-1)	975 (-10%)	8mo	$120,000	$123	53
9 Endwell St	0.49mi	3/1.5	1,200 (+11%)	6mo	$145,000	$121	52
52 Albert St	0.66mi	2/1.0 (-1)	992 (-8%)	3mo	$122,000	$123	49
84 Harry L Dr	0.65mi	3/1.5	1,152 (+7%)	15mo	$122,000	$106	44

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: 28.2%
• Equity multiple: 3.28×
• Total profit: $89,312
• Equity at exit: $126,123

10-year hold

• IRR: 26.2%
• Equity multiple: 8.08×
• Total profit: $277,563
• 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 13790

• Home prices YoY: 6.8%
• Rents YoY: 9.5%
• Active inventory: 99
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$734
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $86

Break-even live

Break-even rent $1,320

Max offer price $140,000

Occupancy floor 89%

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 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	20d	1	0.60mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	20d	1	0.62mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	20d	1	0.66mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	13d	1	0.68mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	13d	1	0.84mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	0.91mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	20d	1	0.92mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	20d	1	0.97mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	1.03mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	20d	1	1.08mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	20d	1	1.23mi
1035 Anna Maria Dr Johnson City, NY	1.0–2.0	1.0	725	$2,130	$2.94	13d	1	1.41mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.43mi

Listing history 14 events

1. 2026-06-19
   days on market $140,000 Active 17 DOM
2. 2026-06-18
   days on market $140,000 Active 16 DOM
3. 2026-06-17
   days on market $140,000 Active 15 DOM
4. 2026-06-16
   days on market $140,000 Active 14 DOM
5. 2026-06-15
   days on market $140,000 Active 13 DOM
6. 2026-06-14
   days on market $140,000 Active 11 DOM
7. 2026-06-13
   pricedays on market $140,000 Active 10 DOM
8. 2026-06-10
   days on market $149,000 Active 8 DOM
9. 2026-06-09
   days on market $149,000 Active 7 DOM
10. 2026-06-08
    days on market $149,000 Active 6 DOM
11. 2026-06-07
    days on market $149,000 Active 5 DOM
12. 2026-06-05
    days on market $149,000 Active 2 DOM
13. 2026-06-03
    remarks 620-char remark
14. 2026-06-03
    listed $149,000 Active 1 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: $3,005 · $250/mo
• Projected year-2 tax: $3,005 · $250/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 18 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: $17,142
• − Mortgage interest: −$7,842
• − Property taxes: −$3,005
• − Insurance: −$700
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,073
• Taxable loss: −$1,221
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,320/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

1 event — show timeline

• 2026-06-02 Listed $149,000 GBAOR

Property tax history

+9.1%/yr

Latest (2025): $3,005 · +1.7% YoY. Source: county tax records.