7 Carlton Street St · Binghamton, NY 13903

$99,900

3 bd · 1.0 ba · 1,600 sqft · SingleFamily public records · 13 Days on market

Built 1900 Fair condition 7,405 sqft lot Garage $62/sqft · 52% below area Est $151k · 34% under ↓ 20% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to 7 Carlton Street, this home offers 3 bedrooms and 1 and 1/2 baths, many updates including windows, roof, central air, furnace and hot water heater. The first floor offers living room, dining room, kitchen with sliders to the rear covered porch, family room and 1/2 bath, the second floor has 3 bedrooms, full bath and a walk up attic.

Key facts

• Rear covered porch
• Walk up attic
• Laundry hook ups

Tags

• UPDATED ELECTRICAL BOX
• SPRAY FOAM INSULATION
• REAR COVERED PORCH
• WALK UP ATTIC
• LAUNDRY HOOK UPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 14.1% vs local median 6.2% 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: Benjamin Franklin Elementary School (math 17% / reading 32%, grade F, #1,846 of 2,108 statewide, top 91%, 399 students, 75% 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 50% at this address vs 37% district-wide (+13 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: 164 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 117d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.70% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.81%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $150,964
• List price: $99,900
• Delta: -38.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Kress St	0.18mi	3/1.0	1,620 (+1%)	5mo	$105,000	$65	85
22 Columbia Ave	0.39mi	4/1.5 (+1)	1,584 (-1%)	1mo	$123,600	$78	72
95 S Washington St	0.59mi	3/1.0	1,560 (-2%)	3mo	$110,000	$71	66
30 Esther Ave	0.20mi	4/2.0 (+1)	1,754 (+10%)	3mo	$150,000	$86	63
6 Westerly Way	0.51mi	4/1.5 (+1)	1,552 (-3%)	2mo	$220,000	$142	62
10 Stone St	0.52mi	4/2.0 (+1)	1,632 (+2%)	3mo	$80,000	$49	61
96 Evans St	0.64mi	4/2.0 (+1)	1,551 (-3%)	6mo	$120,000	$77	51
13 Pearl Ave, Ave	0.38mi	4/1.0 (+1)	1,368 (-14%)	3mo	$130,000	$95	50
61 Baldwin St	0.72mi	3/2.0	1,695 (+6%)	6mo	$185,000	$109	47
103 Mary St	0.61mi	3/2.0	1,400 (-12%)	1mo	$141,000	$101	46
135 Susquehanna Street St	0.39mi	2/2.0 (-1)	1,370 (-14%)	4mo	$55,000	$40	45
14 Broome St	0.72mi	3/2.0	1,749 (+9%)	4mo	$120,000	$69	44

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: 45.3%
• Equity multiple: 4.42×
• Total profit: $95,719
• Equity at exit: $89,998

10-year hold

• IRR: 39.3%
• Equity multiple: 9.92×
• Total profit: $249,462
• Equity at exit: $194,084

Cash invested: $27,972 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 31 under contract
• Months of supply: 2.7 mo (37%/mo absorbed)
• Median asking: $155,000 ($99/sqft)
• Median days on market: 75 d
• This list price: 23% of active listings are priced below it
• ARV vs active asking: -4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13903

• Home prices YoY: 4.3%
• Active inventory: 164
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $648

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 57%

Sensitivity live

Price	-10% $717	-5% $683	+0% $648	+5% $614	+10% $579
Rent	-10% $514	-5% $581	+0% $648	+5% $715	+10% $782
Rate	-1.0pp $699	-0.5pp $674	base $648	+0.5pp $622	+1.0pp $596

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	109d	1	0.16mi
48 Telegraph St Binghamton, NY	2.0	2.0	1300	$1,800	$1.38	0d	1	0.18mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	139d	1	0.21mi
43 Mill St #2 Binghamton, NY	2.0	1.0	1225	$1,250	$1.02	0d	1	0.23mi
27 1/2 Euclid Ave Binghamton, NY	3.0	1.5	1200	$1,350	$1.12	0d	1	0.28mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	139d	1	0.46mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	109d	1	0.49mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	109d	1	0.53mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	139d	1	0.55mi
130 Washington St Binghamton, NY	4.0	4.0	1700	$3,800	$2.24	6d	1	0.63mi
59 Hayes St Unit 2 Binghamton, NY	2.0	1.0	1050	$1,200	$1.14	2d	1	0.74mi
50 Front St Binghamton, NY	1.0–2.0	1.0–2.0	1150	$3,200	$2.78	0d	5	0.75mi
257 Washington St Binghamton, NY	2.0–3.0	1.0–2.0	1350	$2,000	$1.48	0d	1	0.85mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	139d	1	0.90mi
86 Burr Ave Unit B Binghamton, NY	2.0	1.0	1200	$1,300	$1.08	6d	1	1.00mi
145 Prospect Ave Binghamton, NY	2.0	1.5	1740	$1,550	$0.89	6d	1	1.01mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	139d	1	1.15mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	139d	1	1.15mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	139d	1	1.15mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	116d	1	1.18mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	116d	1	1.18mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	139d	1	1.19mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	139d	1	1.21mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	139d	1	1.30mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	139d	1	1.31mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	139d	1	1.37mi
539 State St Binghamton, NY	3.0	1.0	1315	$1,500	$1.14	0d	1	1.39mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	109d	1	1.46mi

Property features AI

Finance

• Financial info: Annual tax amount available in listing

Exterior

• Parking: Detached garage with 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTwo levels
• Construction: Built with other/varied materials
• Exterior features: Covered porchDeck

Interior

• Kitchen: RangeFree-standing rangeDishwasher
• Bedrooms: Total of 9 rooms (see room breakdown in full listing)
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Storm windowsStorm doors
• Laundry & utility: Washer hookupGas water heater

Listing history 50 events

1. 2026-09-24
   days on market $99,900 Active 13 DOM
2. 2026-09-24
   days on market $99,900 Active 12 DOM
3. 2026-09-22
   days on market $99,900 Active 11 DOM
4. 2026-09-20
   days on market $99,900 Active 9 DOM
5. 2026-09-19
   days on market $99,900 Active 8 DOM
6. 2026-09-18
   days on market $99,900 Active 7 DOM
7. 2026-09-17
   days on market $99,900 Active 6 DOM
8. 2026-09-16
   days on market $99,900 Active 5 DOM
9. 2026-09-15
   days on market $99,900 Active 4 DOM
10. 2026-09-14
    days on market $99,900 Active 3 DOM
11. 2026-09-13
    days on market $99,900 Active 2 DOM
12. 2026-09-12
    remarks 557-char remark
13. 2026-09-12
    pricedays on marketlisting id $99,900 Active 1 DOM
14. 2026-08-30
    days on market $92,500 Active 201 DOM
15. 2026-08-29
    days on market $92,500 Active 200 DOM
16. 2026-08-28
    days on market $92,500 Active 199 DOM
17. 2026-08-27
    days on market $92,500 Active 198 DOM
18. 2026-08-26
    days on market $92,500 Active 197 DOM
19. 2026-08-25
    days on market $92,500 Active 196 DOM
20. 2026-08-24
    days on market $92,500 Active 195 DOM
21. 2026-08-23
    days on market $92,500 Active 194 DOM
22. 2026-08-22
    days on market $92,500 Active 193 DOM
23. 2026-08-21
    days on market $92,500 Active 192 DOM
24. 2026-08-20
    days on market $92,500 Active 191 DOM
25. 2026-08-19
    days on market $92,500 Active 190 DOM
26. 2026-08-18
    days on market $92,500 Active 189 DOM
27. 2026-08-17
    days on market $92,500 Active 188 DOM
28. 2026-08-16
    days on market $92,500 Active 187 DOM
29. 2026-08-15
    days on market $92,500 Active 186 DOM
30. 2026-08-14
    statusdays on market $92,500 Active 185 DOM
31. 2026-08-13
    days on market $92,500 Active Under Contract 184 DOM
32. 2026-08-12
    days on market $92,500 Active Under Contract 183 DOM
33. 2026-08-11
    days on market $92,500 Active Under Contract 182 DOM
34. 2026-08-10
    days on market $92,500 Active Under Contract 181 DOM
35. 2026-08-09
    days on market $92,500 Active Under Contract 180 DOM
36. 2026-08-08
    days on market $92,500 Active Under Contract 179 DOM
37. 2026-08-07
    days on market $92,500 Active Under Contract 178 DOM
38. 2026-08-06
    days on market $92,500 Active Under Contract 177 DOM
39. 2026-08-05
    days on market $92,500 Active Under Contract 176 DOM
40. 2026-08-04
    days on market $92,500 Active Under Contract 175 DOM
41. 2026-08-03
    days on market $92,500 Active Under Contract 174 DOM
42. 2026-07-31
    days on market $92,500 Active Under Contract 171 DOM
43. 2026-07-30
    days on market $92,500 Active Under Contract 170 DOM
44. 2026-07-29
    days on market $92,500 Active Under Contract 169 DOM
45. 2026-07-27
    days on market $92,500 Active Under Contract 167 DOM
46. 2026-07-25
    days on market $92,500 Active Under Contract 165 DOM
47. 2026-07-24
    days on market $92,500 Active Under Contract 164 DOM
48. 2026-07-23
    days on market $92,500 Active Under Contract 163 DOM
49. 2026-07-22
    days on market $92,500 Active Under Contract 162 DOM
50. 2026-07-21
    days on market $92,500 Active Under Contract 161 DOM

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $20,333
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$2,906
• Taxable income: $6,580
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $6,199/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $40,000–$72,000 screening

This home requires moderate renovations to update the kitchen and bathroom, replace carpeting, and improve the overall appearance and functionality. The home has potential for significant value increase with these updates.

Repairs flagged

• Major Kitchen cabinets and countertops — The kitchen appears outdated and in poor condition.
• Major Bathroom fixtures and wallpaper — The bathroom is outdated and in poor condition.
• Major Flooring — The flooring in the living areas and bedrooms appears to be in poor condition.

Value-add opportunities

• Resale Update kitchen cabinets and countertops — Updating the kitchen will significantly improve the home's appeal and functionality. ↑
• Resale Replace bathroom fixtures and wallpaper — Updating the bathroom will improve the home's overall appeal and functionality. ↑
• Both Replace carpeting — Replacing the carpeting will improve the home's appearance and comfort. ↑
• Both Landscaping and curb appeal — Improving the landscaping will enhance the home's curb appeal and overall value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Benjamin Franklin Elementary School F NY #1,846/2,108 Nat'l #30,133/41,679

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

B Composite livability gradescore 78/100

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 · 187,989 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: 12% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Annual tax amount available in listing

Exterior

• Parking: Detached garage with 2 spaces
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTwo levels
• Construction: Built with other/varied materials
• Exterior features: Covered porchDeck

Interior

• Kitchen: RangeFree-standing rangeDishwasher
• Bedrooms: Total of 9 rooms (see room breakdown in full listing)
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Storm windowsStorm doors
• Laundry & utility: Washer hookupGas water heater

Price history

-20.1% since first listed

8 events — show timeline

• 2026-09-11 Listed $99,900 GBAOR
• 2026-08-13 Relisted — GBAOR
• 2026-06-29 Contingent — GBAOR
• 2026-02-10 Listed $92,500 GBAOR
• 2025-10-21 Relisted — GBAOR
• 2025-07-29 Pending — GBAOR
• 2025-06-17 Price Changed $119,500 GBAOR
• 2025-04-01 Listed $125,000 GBAOR

Property tax history

+17.9%/yr

Latest (2026): $5,468 · +0.0% YoY. Source: county tax records.