12 Brewster Street St · Johnson City, NY 13790

$179,000

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 100 Days on market

Built 1925 8,712 sqft lot $118/sqft · 7% above area Est $168k · 7% over

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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 +14.0/30.0
• Appreciation +10.0/10.0
• Rent growth +4.9/5.0
• 1% rule +4.8/10.0
• ARV discount +4.6/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

JOHNSON CITY 3-STORY, with many UPDATES! Room for everyone with a modern feel. New luxury vinyl flooring compliments any decorating style, and a first-floor laundry and newly renovated full bath add a convenient touch. Three sizable bedrooms and a full bath with an updated, stand-up shower stall, complete the second floor. Add a touch of cool to privacy with the third-floor primary suite with a NEW JACUZZI TUB. The home has CENTRAL AC for everyone's comfort, and all new electrical work throughout. The private fenced yard and VERY LARGE OPEN DECK create the backdrop for an outdoor paradise. Call your favorite real estate professional to take a look.

Key facts

• Central ac
• First floor laundry
• Private fenced yard

Tags

• FIRST FLOOR LAUNDRY
• NEWLY RENOVATED FULL BATH
• THIRD FLOOR PRIMARY SUITE
• NEW JACUZZI TUB
• CENTRAL AC
• PRIVATE FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $24 ($292/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (1.7% below list).
• Recommended offer: $163k (9.0% 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.
• Market conditions: Rents rising fast (+9.5%/yr); 101 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 36% 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($163k) 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 $38k; list at $179k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.98% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (median comp): $168,073
• List price: $179,000
• Delta: 6.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Eldridge Ave	0.23mi	3/1.5	1,518 (+0%)	4mo	$132,000	$87	84
32 Haynes Ave	0.18mi	3/1.0	1,518 (+0%)	5mo	$95,000	$63	83
129 Ackley Ave	0.10mi	4/1.5 (+1)	1,460 (-4%)	4mo	$160,000	$110	79
73 Elizabeth St	0.30mi	3/2.5	1,480 (-2%)	2mo	$190,000	$128	78
95 Thomas St	0.54mi	3/2.0	1,488 (-2%)	2mo	$131,978	$89	70
234 Saint Charles St	0.33mi	4/1.0 (+1)	1,512 (-0%)	7mo	$112,000	$74	70
43 Haynes Ave	0.21mi	4/1.5 (+1)	1,360 (-10%)	5mo	$155,000	$114	62
95 Lincoln Ave	0.50mi	3/1.5	1,594 (+5%)	7mo	$225,000	$141	60
68 Thomas St	0.49mi	3/2.0	1,644 (+8%)	5mo	$208,000	$127	59
446 Grand Ave	0.56mi	3/2.0	1,364 (-10%)	1mo	$100,000	$73	56
41 Elizabeth St	0.36mi	3/1.0	1,312 (-13%)	6mo	$126,000	$96	52
19 Stokes Ave	0.62mi	3/1.0	1,369 (-10%)	5mo	$175,000	$128	47

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: 26.7%
• Equity multiple: 3.16×
• Total profit: $108,444
• Equity at exit: $161,257

10-year hold

• IRR: 24.9%
• Equity multiple: 7.81×
• Total profit: $341,387
• Equity at exit: $347,758

Cash invested: $50,120 (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: 101
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$939
• Tax from tax record: −$353 /mo · $4,235/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $24

Break-even live

Break-even rent $1,729

Max offer price $179,000

Occupancy floor 94%

Sensitivity live

Price	-10% $126	-5% $75	+0% $24	+5% $-26	+10% $-77
Rent	-10% $-115	-5% $-45	+0% $24	+5% $94	+10% $163
Rate	-1.0pp $114	-0.5pp $70	base $24	+0.5pp $-22	+1.0pp $-69

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	14d	1	0.26mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	22d	1	0.43mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	22d	1	0.70mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	22d	1	0.71mi
248 Main St Unit 2 Johnson City, NY	2.0	1.0	1650	$1,650	$1.00	14d	1	0.80mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	44d	1	0.98mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	44d	1	0.98mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	44d	1	1.01mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	14d	1	1.05mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	44d	1	1.21mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	14d	1	1.26mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	44d	1	1.26mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	44d	1	1.30mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.30mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	14d	1	1.38mi

Listing history 29 events

1. 2026-06-21
   days on market $179,000 Active 100 DOM
2. 2026-06-19
   days on market $179,000 Active 98 DOM
3. 2026-06-18
   days on market $179,000 Active 97 DOM
4. 2026-06-17
   days on market $179,000 Active 96 DOM
5. 2026-06-16
   days on market $179,000 Active 95 DOM
6. 2026-06-15
   days on market $179,000 Active 94 DOM
7. 2026-06-14
   days on market $179,000 Active 92 DOM
8. 2026-06-13
   days on market $179,000 Active 91 DOM
9. 2026-06-10
   days on market $179,000 Active 89 DOM
10. 2026-06-09
    days on market $179,000 Active 88 DOM
11. 2026-06-08
    days on market $179,000 Active 87 DOM
12. 2026-06-07
    days on market $179,000 Active 86 DOM
13. 2026-06-05
    days on market $179,000 Active 83 DOM
14. 2026-06-03
    days on market $179,000 Active 82 DOM
15. 2026-06-02
    days on market $179,000 Active 81 DOM
16. 2026-06-01
    days on market $179,000 Active 80 DOM
17. 2026-05-31
    days on market $179,000 Active 79 DOM
18. 2026-05-30
    days on market $179,000 Active 78 DOM
19. 2026-03-13
    listed $179,000 Active 657-char remark

    Show marketing remark (657 chars)

    JOHNSON CITY 3-STORY, with many UPDATES! Room for everyone with a modern feel. New luxury vinyl flooring compliments any decorating style, and a first-floor laundry and newly renovated full bath add a convenient touch. Three sizable bedrooms and a full bath with an updated, stand-up shower stall, complete the second floor. Add a touch of cool to privacy with the third-floor primary suite with a NEW JACUZZI TUB. The home has CENTRAL AC for everyone's comfort, and all new electrical work throughout. The private fenced yard and VERY LARGE OPEN DECK create the backdrop for an outdoor paradise. Call your favorite real estate professional to take a look.

20. 2024-10-29
    listed $169,900 Active
21. 2017-06-26
    listed $65,000
22. 2016-10-17
    soldstatus $38,000
23. 2016-10-16
    soldstatus $38,000
24. 2016-05-17
    listed $34,900
25. 2016-04-07
    listed $34,900
26. 2008-01-24
    soldstatus $74,500
27. 2005-12-19
    soldstatus $63,480
28. 2005-12-19
    soldstatus $50,000
29. 1998-06-04
    soldstatus $32,000

ⓘ 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: $4,235 · $353/mo
• Projected year-2 tax: $4,235 · $353/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 2/10 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: $21,121
• − Mortgage interest: −$10,027
• − Property taxes: −$4,235
• − Insurance: −$895
• − Repairs & maintenance: −$1,690
• − Management: −$1,690
• − Depreciation: −$5,207
• Taxable loss: −$2,622
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $921/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

+459.4% since first listed

11 events — show timeline

• 2026-03-13 Listed $179,000 GBAOR
• 2024-10-29 Listed $169,900 GBAOR
• 2017-06-26 Listed $65,000 GBAOR
• 2016-10-17 Sold (MLS) $38,000 GBAOR
• 2016-10-16 Sold (MLS) $38,000 UNYREIS
• 2016-05-17 Listed $34,900 UNYREIS
• 2016-04-07 Listed $34,900 GBAOR
• 2008-01-24 Sold (Public Records) $74,500 Public Records
• 2005-12-19 Sold (Public Records) $50,000 Public Records
• 2005-12-19 Sold (Public Records) $63,480 Public Records
• 1998-06-04 Sold (Public Records) $32,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,235 · +1.7% YoY. Source: county tax records.