1024 Reynolds Rd · Johnson City, NY 13790

$255,000

3 bd · 1.5 ba · 1,596 sqft · SingleFamily public records · 1 Days on market

Built 1968 8,712 sqft lot Est $227k · 13% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Rent growth +4.9/5.0
• Cash flow +4.8/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• 1% rule +1.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Need a project this winter? This is the perfect one! This brink Ranch in Johnson City features a master suite, den that walks out to the enclosed patio, and a large laundry room. Fully fenced yard, hot tub and in-ground pool. Home, pool and hot tub sold AS-IS, where-is, cash only sale.

Key facts

• 8,712 sq ft lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Slab foundation; Above-grade finished area: 1,596
• Exterior features: Covered, enclosed patio

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating
• Interior features: Gas water heater; Hardwood floors; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-625 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (43.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (33.9% below list).
• Recommended offer: $145k (43.3% below list) — sets the bar for cash-flow.
• Cap rate 3.4% vs local median 6.2% in Johnson City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 34% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k 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.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $75k; list at $255k implies a 240% gain — meaningful room to come down on a strong offer.

Recommended offer $144,587 (43.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.66% ✗
• Cap rate: 3.35%
• Cash-on-cash: -10.50%
• DSCR: 0.53
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $226,632
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
904 Dellapenna Dr	0.20mi	3/2.0	1,765 (+11%)	7mo	$290,000	$164	65
1116 Tamara Ln	0.46mi	3/1.5	1,662 (+4%)	15mo	$244,329	$147	59
802 Oakdale Rd	0.47mi	3/1.5	1,449 (-9%)	5mo	$206,000	$142	58
16 Penna Rd	0.37mi	3/2.0	1,777 (+11%)	6mo	$220,000	$124	57
512 Nelson Rd	0.70mi	3/1.0	1,419 (-11%)	5mo	$165,000	$116	43
901 Dellapenna Dr	0.24mi	3/2.0	1,832 (+15%)	24mo	$250,000	$136	43

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: 18.3%
• Equity multiple: 2.51×
• Total profit: $108,118
• Equity at exit: $229,724

10-year hold

• IRR: 18.2%
• Equity multiple: 6.21×
• Total profit: $372,037
• Equity at exit: $495,409

Cash invested: $71,400 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$512 /mo · $6,147/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-625

Break-even live

Break-even rent $2,476

Max offer price $144,587

Occupancy floor —

Sensitivity live

Price	-10% $-481	-5% $-553	+0% $-625	+5% $-697	+10% $-769
Rent	-10% $-758	-5% $-692	+0% $-625	+5% $-558	+10% $-492
Rate	-1.0pp $-497	-0.5pp $-560	base $-625	+0.5pp $-691	+1.0pp $-758

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 128-char remark
2. 2026-06-18
   listed $255,000 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: $6,147 · $512/mo
• Projected year-2 tax: $6,147 · $512/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $20,214
• − Mortgage interest: −$14,284
• − Property taxes: −$6,147
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$7,418
• Taxable loss: −$12,145
• Est. tax savings @ 24.0%: +$2,915
• After-tax cash flow: $-4,586/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

+96.2% since first listed

4 events — show timeline

• 2026-06-15 Listed $255,000 GBAOR
• 2021-11-15 Sold (MLS) $75,000 GBAOR
• 2021-09-14 Listed $69,900 GBAOR
• 2008-09-09 Sold (Public Records) $130,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,147 · +1.7% YoY. Source: county tax records.