6 Evans St St · Binghamton, NY 13903

$169,000

4 bd · 2.0 ba · 1,992 sqft · MultiFamily public records · 4 Days on market

Built 1920 2,970 sqft lot Est $122k · 39% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

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

RENTS APPROX. PROPERTY IS FORECLOSURE, USING AVG MKT RENTS IN AREA. NEEDS WORK. DRIVE SHARED WITH BLG IN REAR.

Key facts

• Fully renovated
• New doors
• New flooring

Tags

• FULLY RENOVATED
• NEW WINDOWS
• NEW DOORS
• NEW ROOF
• NEW FLOORING
• TASTEFULLY REMODELED BATHROOMS

Property features AI

Finance

• Other: Approximately 1,992 above-grade finished area; Zoned for multi-family

Exterior

• Parking: Shared driveway
• Utilities: Public water; Public sewer
• Home design: Duplex; Residential income / multi-family use; Sloped-up lot
• Construction: Vinyl siding
• Exterior features: Covered porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms in Unit 1; Two bedrooms in Unit 2
• Flooring: Vinyl flooring
• Bathrooms: One bathroom in Unit 1 (full); One bathroom in Unit 2 (full); Two full bathrooms total
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Storm windows
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).

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: Benjamin Franklin Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 399 students, 75% FRL).
• Zoned-school proficiency averages 24% at this address vs 37% district-wide (-12 pts) — the specific schools serving this property underperform the Binghamton City School District average; the district grade overstates school quality for this exact location.
• Market conditions: 112 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $169k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1920 — 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. 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?
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 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: 1.45% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $121,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 John St	0.07mi	4/2.0	1,970 (-1%)	2mo	$155,000	$79	93
8 Grand St	0.06mi	4/2.0	1,788 (-10%)	2mo	$105,000	$59	79
22 Hancock St	0.10mi	5/2.0 (+1)	2,028 (+2%)	11mo	$125,000	$62	78
30 Telegraph St	0.08mi	4/2.0	2,116 (+6%)	15mo	$129,900	$61	73
5 Parsons St	0.28mi	4/4.0	2,064 (+4%)	1mo	$205,000	$99	72
1 Parsons St	0.29mi	5/2.0 (+1)	1,806 (-9%)	1mo	$85,000	$47	65
34 Evans St	0.19mi	4/2.0	1,752 (-12%)	10mo	$42,000	$24	62
155 Hawley St	0.50mi	3/2.0 (-1)	1,958 (-2%)	15mo	$120,000	$61	57
28 Jackson St	0.44mi	5/2.0 (+1)	2,208 (+11%)	2mo	$100,000	$45	54
1212 Vestal Ave	0.62mi	5/3.0 (+1)	1,904 (-4%)	4mo	$180,000	$95	51
142 Hawley St	0.48mi	3/2.0 (-1)	1,820 (-9%)	14mo	$84,000	$46	47
71 S Washington St	0.68mi	5/2.0 (+1)	1,926 (-3%)	14mo	$157,000	$82	46

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: 36.5%
• Equity multiple: 3.82×
• Total profit: $133,488
• Equity at exit: $152,249

10-year hold

• IRR: 31.4%
• Equity multiple: 8.62×
• Total profit: $360,814
• Equity at exit: $328,330

Cash invested: $47,320 (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 13903

• Home prices YoY: 4.3%
• Active inventory: 112
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$886
• Tax from tax record: −$331 /mo · $3,977/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $649

Break-even live

Break-even rent $1,630

Max offer price $169,000

Occupancy floor 69%

Sensitivity live

Price	-10% $745	-5% $697	+0% $649	+5% $601	+10% $553
Rent	-10% $455	-5% $552	+0% $649	+5% $746	+10% $843
Rate	-1.0pp $734	-0.5pp $692	base $649	+0.5pp $605	+1.0pp $561

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,452
Total (2 units)			$2,452

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	14d	1	0.29mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	14d	1	0.32mi
51 2nd St Binghamton, NY	3.0	2.5	2333	$2,200	$0.94	14d	1	0.50mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	45d	1	0.55mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	45d	1	0.64mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	45d	1	0.94mi
16 North St Unit 1-1 Binghamton, NY	5.0	2.0	2600	$650	$0.25	45d	1	1.16mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	45d	1	1.23mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	45d	1	1.23mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	45d	1	1.26mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	45d	1	1.27mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	22d	1	1.29mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	45d	1	1.47mi
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	45d	1	1.47mi

Listing history 7 events

1. 2026-05-13
   status Pending
2. 2026-05-10
   historical Active Under Contract
3. 2026-05-08
   listed $169,000 Active
4. 2025-06-30
   soldstatus $75,000
5. 2025-06-03
   soldstatus $50,000
6. 2007-09-21
   soldstatus $25,000 110-char remark

   Show marketing remark (110 chars)

   RENTS APPROX. PROPERTY IS FORECLOSURE, USING AVG MKT RENTS IN AREA. NEEDS WORK. DRIVE SHARED WITH BLG IN REAR.

7. 2007-07-11
   listed $29,000 110-char remark

   Show marketing remark (110 chars)

   RENTS APPROX. PROPERTY IS FORECLOSURE, USING AVG MKT RENTS IN AREA. NEEDS WORK. DRIVE SHARED WITH BLG IN REAR.

ⓘ 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: $3,977 · $331/mo
• Projected year-2 tax: $3,977 · $331/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 6/10 Major FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°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: $29,424
• − Mortgage interest: −$9,467
• − Property taxes: −$3,977
• − Insurance: −$845
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$4,916
• Taxable income: $5,511
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $6,465/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
• County: Broome County · 126,805 people
• City population: 65,170
• Metro: Binghamton, NY
• Population (ZIP): 17,569
• Household income: $66,278
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 602.0

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 (80%)
• Race & ethnicity: White 80% Black 9% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 6% Slovak 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

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: ▲ 11.68%
• Current HPI: 286.1001
• Rent YoY: —
• 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

+482.8% since first listed

7 events — show timeline

• 2026-05-13 Pending — GBAOR
• 2026-05-10 Contingent — GBAOR
• 2026-05-08 Listed $169,000 GBAOR
• 2025-06-30 Sold (Public Records) $75,000 Public Records
• 2025-06-03 Sold (Public Records) $50,000 Public Records
• 2007-09-21 Sold (MLS) $25,000 GBAOR
• 2007-07-11 Listed $29,000 GBAOR

Property tax history

+4.7%/yr

Latest (2025): $3,977 · +0.9% YoY. Source: county tax records.