64 Roberts Street St · Johnson City, NY 13790

$70,000

3 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 20 Days on market

Built 1900 4,000 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

replacement windows cir breakers fenced yardcurrently rented for 700 month to month

Key facts

• 4,000 sq ft lot
• Built 1900
• Listed 20 days

🏷️ Possibly a rental listed for sale. The $70,000 price doesn't fit this home's estimated sale value (~$163,186) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 6.2% in Johnson City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $7k of equity ($484 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 14.41%
• Cash-on-cash: 28.99%
• DSCR: 2.29
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $163,186
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Floral Ave	0.14mi	3/1.0	1,272 (+8%)	9mo	$85,000	$67	72
8 Beverly Pl	0.52mi	3/1.5	1,163 (-1%)	1mo	$152,580	$131	72
59 Lusk St	0.42mi	3/1.0	1,133 (-4%)	6mo	$162,000	$143	70
204 Baldwin St N	0.09mi	3/1.0	1,012 (-14%)	6mo	$187,500	$185	68
119 Lincoln Ave	0.39mi	3/1.0	1,248 (+6%)	5mo	$120,000	$96	67
3 Cleveland Ave	0.49mi	3/2.0	1,152 (-2%)	5mo	$154,500	$134	66
22 Park St	0.64mi	3/1.0	1,200 (+2%)	2mo	$175,257	$146	65
50 Hill Ave	0.48mi	3/1.0	1,131 (-4%)	9mo	$165,000	$146	64
41 Elizabeth St	0.26mi	3/1.0	1,312 (+12%)	6mo	$126,000	$96	63
3 Banks Ave Ave	0.53mi	3/1.5	1,248 (+6%)	0mo	$190,000	$152	62
9 Adams Ave	0.37mi	2/1.5 (-1)	1,240 (+6%)	6mo	$155,000	$125	62
17 Martin Ave	0.41mi	3/1.5	1,302 (+11%)	9mo	$180,500	$139	53

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: 50.0%
• Equity multiple: 4.88×
• Total profit: $76,066
• Equity at exit: $63,062

10-year hold

• IRR: 46.2%
• Equity multiple: 12.20×
• Total profit: $219,497
• Equity at exit: $135,995

Cash invested: $19,600 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$367
• Tax from tax record: −$273 /mo · $3,279/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $474

Break-even live

Break-even rent $847

Max offer price $70,000

Occupancy floor 62%

Sensitivity live

Price	-10% $708	-5% $493	+0% $474	+5% $454	+10% $434
Rent	-10% $359	-5% $416	+0% $474	+5% $531	+10% $588
Rate	-1.0pp $509	-0.5pp $491	base $474	+0.5pp $455	+1.0pp $437

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.10mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	21d	1	0.22mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	21d	1	0.23mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	21d	1	0.24mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	13d	1	0.25mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	13d	1	0.43mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.52mi
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	21d	1	0.53mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.59mi
400 Riverside Dr Unit 27 Johnson City, NY	2.0	1.0	800	$2,000	$2.50	13d	1	0.60mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.60mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.60mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	44d	1	0.76mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	0.78mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	13d	1	0.89mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	44d	1	0.92mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	44d	1	1.11mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.14mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	1.15mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	44d	1	1.30mi

Listing history 7 events

1. 2026-01-30
   soldstatus $370,000
2. 2025-10-28
   status Pending
3. 2025-10-08
   listed $70,000 Active
4. 2022-01-28
   soldstatus $102,000
5. 2014-09-03
   soldstatus $20,000 85-char remark

   Show marketing remark (85 chars)

   replacement windows cir breakers fenced yardcurrently rented for 700 month to month

6. 2014-01-10
   listed $35,900 85-char remark

   Show marketing remark (85 chars)

   replacement windows cir breakers fenced yardcurrently rented for 700 month to month

7. 2005-08-22
   soldstatus $36,000

ⓘ 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: $3,279 · $273/mo
• Projected year-2 tax: $3,279 · $273/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: $17,362
• − Mortgage interest: −$3,921
• − Property taxes: −$3,279
• − Insurance: −$350
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,036
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,483/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

+927.8% since first listed

7 events — show timeline

• 2026-01-30 Sold (Public Records) $370,000 Public Records
• 2025-10-28 Pending — GBAOR
• 2025-10-08 Listed $70,000 GBAOR
• 2022-01-28 Sold (Public Records) $102,000 Public Records
• 2014-09-03 Sold (MLS) $20,000 GBAOR
• 2014-01-10 Listed $35,900 GBAOR
• 2005-08-22 Sold (Public Records) $36,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,279 · +1.7% YoY. Source: county tax records.