113 E Frederick St · Binghamton, NY 13904

$200,000

4 bd · 1.5 ba · 1,364 sqft · SingleFamily public records · 39 Days on market

Built 1926 7,405 sqft lot $147/sqft · 59% above area Est $148k · 35% over

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Why this score? — see what drove the D 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 +10.9/30.0
• Appreciation +10.0/10.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

-Very spacious home, with two rooms on 3rd floor which could be extra bonus rooms or office space. Master bedroom and bath on 1st floor. Beautiful large fenced-in back yard and wonderful front sitting porch. Move in ready!

Key facts

• Covered front porch
• Large fenced in lot
• Covered back deck

Tags

• LARGE FENCED IN LOT
• COVERED FRONT PORCH
• COVERED BACK DECK
• CLOSE TO ALL AMENITIES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels / 2 stories; Above-grade finished area: 1,604
• Construction: Vinyl siding
• Exterior features: Covered porch; Patio; Storm door(s); Level lot

Interior

• Kitchen: Range; Free-standing range; Refrigerator
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Storm windows; 10 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (9.8% below list).
• Recommended offer: $180k (9.8% below list) — sets the bar for 1% rule.

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: Calvin Coolidge School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 312 students, 72% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL).
• Zoned-school proficiency averages 54% at this address vs 37% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Binghamton City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 41 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $21k of equity ($1k loan paydown + $20k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $47k; list at $200k implies a 326% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,484 (9.8% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

• ARV (median comp): $147,609
• List price: $200,000
• Delta: 35.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Bigelow St	0.59mi	4/1.0	1,377 (+1%)	1mo	$180,000	$131	68
55 Mason Ave	0.47mi	3/2.0 (-1)	1,408 (+3%)	2mo	$152,000	$108	64
87 Howard Ave	0.37mi	3/2.0 (-1)	1,406 (+3%)	9mo	$195,000	$139	63
147 Bigelow St	0.57mi	3/1.5 (-1)	1,372 (+1%)	5mo	$190,000	$138	63
244 Robinson St	0.55mi	3/1.5 (-1)	1,367 (+0%)	8mo	$78,000	$57	62
10 Burton Ave	0.56mi	3/1.5 (-1)	1,424 (+4%)	5mo	$130,000	$91	57
105 Gaylord St	0.46mi	3/1.0 (-1)	1,479 (+8%)	0mo	$215,000	$145	57
26 Andrews Ave	0.36mi	4/2.0	1,536 (+13%)	7mo	$121,000	$79	55
23 Yager St St	0.50mi	3/1.0 (-1)	1,212 (-11%)	2mo	$125,000	$103	50
9 Whiting St	0.64mi	3/1.0 (-1)	1,276 (-6%)	5mo	$170,000	$133	48
98 Gaylord St	0.50mi	3/1.0 (-1)	1,188 (-13%)	1mo	$170,000	$143	47
530 Chenango St	0.69mi	3/1.0 (-1)	1,176 (-14%)	8mo	$117,000	$99	31

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $103,463
• Equity at exit: $180,176

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $309,276
• Equity at exit: $388,556

Cash invested: $56,000 (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 13904

• Home prices YoY: 17.1%
• Active inventory: 41
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$381 /mo · $4,574/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-87

Break-even live

Break-even rent $1,916

Max offer price $184,550

Occupancy floor 100%

Sensitivity live

Price	-10% $26	-5% $-31	+0% $-87	+5% $-144	+10% $-201
Rent	-10% $-230	-5% $-159	+0% $-87	+5% $-16	+10% $55
Rate	-1.0pp $13	-0.5pp $-37	base $-87	+0.5pp $-139	+1.0pp $-192

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	15d	1	0.71mi
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	23d	1	0.87mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	45d	1	0.87mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	45d	1	1.18mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	45d	1	1.21mi
40 Fuller St Unit 40A Binghamton, NY	3.0	2.0	1600	$2,700	$1.69	23d	1	1.39mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	45d	1	1.40mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	15d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $200,000 Active 39 DOM
2. 2026-06-19
   days on market $200,000 Active 37 DOM
3. 2026-06-18
   days on market $200,000 Active 36 DOM
4. 2026-06-17
   days on market $200,000 Active 35 DOM
5. 2026-06-16
   days on market $200,000 Active 34 DOM
6. 2026-06-15
   days on market $200,000 Active 33 DOM
7. 2026-06-14
   days on market $200,000 Active 31 DOM
8. 2026-06-13
   days on market $200,000 Active 30 DOM
9. 2026-06-10
   days on market $200,000 Active 28 DOM
10. 2026-06-09
    days on market $200,000 Active 27 DOM
11. 2026-06-08
    days on market $200,000 Active 26 DOM
12. 2026-06-07
    days on market $200,000 Active 25 DOM
13. 2026-06-03
    days on market $200,000 Active 21 DOM
14. 2026-06-02
    days on market $200,000 Active 20 DOM
15. 2026-06-01
    days on market $200,000 Active 19 DOM
16. 2026-05-31
    days on market $200,000 Active 18 DOM
17. 2026-05-30
    days on market $200,000 Active 17 DOM
18. 2026-05-13
    listed $200,000 Active 538-char remark
19. 2014-03-14
    soldstatus $47,000 222-char remark

    Show marketing remark (222 chars)

    -Very spacious home, with two rooms on 3rd floor which could be extra bonus rooms or office space. Master bedroom and bath on 1st floor. Beautiful large fenced-in back yard and wonderful front sitting porch. Move in ready!

20. 2013-06-20
    listed $54,900 222-char remark

    Show marketing remark (222 chars)

    -Very spacious home, with two rooms on 3rd floor which could be extra bonus rooms or office space. Master bedroom and bath on 1st floor. Beautiful large fenced-in back yard and wonderful front sitting porch. Move in ready!

21. 2007-08-30
    soldstatus $45,000

ⓘ 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: $4,574 · $381/mo
• Projected year-2 tax: $4,574 · $381/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 5/10 Major FEMA zone X · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $21,658
• − Mortgage interest: −$11,203
• − Property taxes: −$4,574
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$5,818
• Taxable loss: −$4,402
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $7/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
• City population: 65,170
• Population (ZIP): 9,138

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · French/Haitian/Cajun 5% Spanish 4% Chinese 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: ▲ 40.85%
• Current HPI: 280.3184
• Rent YoY: —
• Metro: —
• 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

+344.4% since first listed

4 events — show timeline

• 2026-05-13 Listed $200,000 GBAOR
• 2014-03-14 Sold (MLS) $47,000 GBAOR
• 2013-06-20 Listed $54,900 GBAOR
• 2007-08-30 Sold (Public Records) $45,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,574 · +0.9% YoY. Source: county tax records.