43 Bevier St St · Binghamton, NY 13901

$80,000

6 bd · 2.0 ba · 2,688 sqft · MultiFamily public records · 52 Days on market

Built 1928 6,424 sqft lot Est $156k · 49% under

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

This large duplex in Binghamton’s District offers two spacious three-bedroom units, each close to schools, shopping, and everyday amenities. Unit 1L features newly updated living room and dining room flooring, while the property as a whole includes a full walk-up attic and a full basement, providing abundant storage options. Long-term tenants are already in place, adding stability for an investor or owner-occupant. A rare four-car garage enhances the value and functionality of the home. The property does need some TLC, but it presents a strong opportunity for anyone looking to build equity.

Key facts

• Four-car garage
• Full basement
• Full walk-up attic

Tags

• NEWLY UPDATED FLOORING
• FULL WALK-UP ATTIC
• FULL BASEMENT
• FOUR-CAR GARAGE

Property features AI

Finance

• Other: Zoning: 2-family residential
• Financial info: Each unit rents for $700 (two units); Total rent per unit listed as $700
• HOA & community: No HOA information provided

Exterior

• Parking: Attached garage with 4 garage spaces; Additional parking details: Other / See remarks
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property); Level lot
• Construction: Vinyl siding; Asphalt construction material
• Exterior features: Covered porch

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Two 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: Two 1-bath units (each unit has 1 full bathroom); Additional: 2 full bathrooms building total
• Heating & cooling: Forced air heating; No cooling
• Interior features: Gas water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $880/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.7% vs local median 6.4% in Binghamton — 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 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: Theodore Roosevelt School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 345 students, 74% FRL).
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $2,927/mo this rent would consume 63% of the median local household income ($56k/yr) (locally 1230% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 3.66% ✓
• Cap rate: 32.68%
• Cash-on-cash: 94.26%
• DSCR: 5.19
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $155,904
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Bevier St St	0.00mi	6/2.0	2,688 (0%)	1mo	$71,000	$26	99
528 Chenango St	0.18mi	6/2.0	2,488 (-7%)	2mo	$140,000	$56	78
32 Linden St	0.10mi	6/2.0	2,586 (-4%)	13mo	$155,000	$60	78
8 Roosevelt Ave	0.28mi	6/2.0	2,833 (+5%)	8mo	$136,000	$48	71
41 Roosevelt Ave	0.46mi	6/2.5	2,736 (+2%)	8mo	$76,000	$28	66
507 Chenango St	0.27mi	5/3.0 (-1)	2,740 (+2%)	11mo	$131,000	$48	66
23 Linden St	0.11mi	5/3.0 (-1)	2,304 (-14%)	9mo	$215,000	$93	54
675 Chenango St	0.66mi	6/2.5	2,552 (-5%)	8mo	$188,000	$74	52
17 Deforest St	0.34mi	5/3.0 (-1)	2,600 (-3%)	22mo	$170,000	$65	51
54 & 56 Griswold St	0.72mi	6/2.0	3,048 (+13%)	3mo	$216,000	$71	42
639 Chenango St	0.50mi	5/3.0 (-1)	2,398 (-11%)	16mo	$140,000	$58	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.1%
• Equity multiple: 5.43×
• Total profit: $99,142
• Equity at exit: $11,928

10-year hold

• IRR: 97.9%
• Equity multiple: 11.30×
• Total profit: $230,808
• Equity at exit: $6,917

Cash invested: $22,400 (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 13901

• Home prices YoY: -5.1%
• Active inventory: 92
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,927 high
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$615
• Net cashflow: $1,759

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 35%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,926
Total (2 units)			$2,927

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Chenango St Binghamton, NY	5.0	2.5	2500	$2,800	$1.12	13d	1	0.39mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-09
   historical Active Under Contract
3. 2026-03-16
   price $80,000
4. 2026-03-10
   listed $85,000 Active
5. 2018-08-01
   listed $68,000
6. 2006-03-17
   soldstatus $60,087

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 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: $35,124
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$2,810
• − Management: −$2,810
• − Depreciation: −$2,327
• Taxable income: $21,096
• Est. tax owed @ 24.0%: −$5,063
• After-tax cash flow: $16,051/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): 19,613
• Household income: $55,523
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1230.0

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% Two or more races 7% Hispanic / Latino 7% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -16.13%
• Current HPI: 300.7692
• 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

+33.1% since first listed

6 events — show timeline

• 2026-05-01 Pending — GBAOR
• 2026-04-09 Contingent — GBAOR
• 2026-03-16 Price Changed $80,000 GBAOR
• 2026-03-10 Listed $85,000 GBAOR
• 2018-08-01 Listed $68,000 GBAOR
• 2006-03-17 Sold (Public Records) $60,087 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,971 · +0.9% YoY. Source: county tax records.