46 Tremont Ave Ave · Binghamton, NY 13903

$189,000

4 bd · 1.5 ba · 1,744 sqft · SingleFamily public records · 242 Days on market

Built 1900 7,405 sqft lot $108/sqft · 25% above area Est $192k · at est.

---

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).

• Appreciation +10.0/10.0
• Cash flow +9.9/30.0
• ARV discount +8.2/15.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom home on the South Side of Binghamton, where modern updates meet timeless charm. Step inside and you’ll immediately notice the modern sleek renovations and stylish finishes throughout, blending today’s conveniences with classic character. Beautiful hardwoods throughout and Tasteful custom tile work in the updated kitchen and bath. Plenty of space with 4 bedrooms and 3 finished bonus rooms in the attic space- perfect for office space or guests. An inviting covered front porch and open back deck make outdoor entertaining effortless.

Key facts

• Covered front porch
• Custom tile work
• Updated kitchen

Tags

• UPDATED KITCHEN
• CUSTOM TILE WORK
• COVERED FRONT PORCH
• OPEN BACK DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (0.1% below list).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.

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: schools D, 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.
• Market conditions: 112 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 34% 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 $20k of equity ($1k loan paydown + $19k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $52k; list at $189k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,320 (12.0% 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 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.00% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 8.3

CMA / ARV

• ARV (median comp): $191,862
• List price: $189,000
• Delta: -1.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Tremont Ave	0.02mi	4/1.5	1,725 (-1%)	4mo	$175,000	$101	94
25 Duane Ave	0.18mi	4/1.5	1,740 (-0%)	8mo	$170,000	$98	85
85 Mill St	0.27mi	4/2.0	1,825 (+5%)	5mo	$228,247	$125	74
18 Duane Ave	0.12mi	4/2.0	1,928 (+11%)	3mo	$177,000	$92	72
18 Esther Ave	0.29mi	4/2.0	1,536 (-12%)	5mo	$130,000	$85	60
18 Kress St	0.50mi	3/1.0 (-1)	1,620 (-7%)	2mo	$105,000	$65	56
39 Park Ave	0.35mi	4/1.5	1,538 (-12%)	9mo	$102,500	$67	56
14 Allendale Rd	0.59mi	3/2.5 (-1)	1,643 (-6%)	1mo	$280,000	$170	53
116 Mary St	0.34mi	3/2.5 (-1)	1,981 (+14%)	0mo	$372,000	$188	52
13 Clarence St	0.27mi	3/2.0 (-1)	1,516 (-13%)	8mo	$195,000	$129	52
17 Phinn Ave	0.31mi	3/1.5 (-1)	1,485 (-15%)	8mo	$200,000	$135	49
4 Richard Ave	0.45mi	3/2.5 (-1)	2,000 (+15%)	8mo	$315,000	$158	39

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: 22.4%
• Equity multiple: 2.81×
• Total profit: $95,691
• Equity at exit: $170,266

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $288,086
• Equity at exit: $367,185

Cash invested: $52,920 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$991
• Tax from tax record: −$539 /mo · $6,463/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-117

Break-even live

Break-even rent $2,036

Max offer price $168,316

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	43d	1	0.17mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	0.29mi
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	13d	1	0.31mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	43d	1	0.63mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	43d	1	0.69mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	43d	1	0.71mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	43d	1	0.91mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	43d	1	0.99mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	43d	1	1.02mi
5 Arthur St Unit 1 Binghamton, NY	5.0	2.0	1200	$2,250	$1.88	43d	1	1.02mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	43d	1	1.04mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	43d	1	1.06mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	43d	1	1.08mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	43d	1	1.08mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	21d	1	1.15mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	13d	1	1.20mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	43d	1	1.25mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $189,000 Pending 242 DOM
2. 2026-06-03
   days on market $189,000 Active 238 DOM
3. 2026-06-02
   days on market $189,000 Active 237 DOM
4. 2026-06-01
   days on market $189,000 Active 236 DOM
5. 2026-05-31
   days on market $189,000 Active 235 DOM
6. 2026-05-30
   days on market $189,000 Active 234 DOM
7. 2026-03-16
   status Active 593-char remark

   Show marketing remark (593 chars)

   Welcome to this beautifully updated 4-bedroom home on the South Side of Binghamton, where modern updates meet timeless charm. Step inside and you’ll immediately notice the modern sleek renovations and stylish finishes throughout, blending today’s conveniences with classic character. Beautiful hardwoods throughout and Tasteful custom tile work in the updated kitchen and bath. Plenty of space with 4 bedrooms and 3 finished bonus rooms in the attic space- perfect for office space or guests. An inviting covered front porch and open back deck make outdoor entertaining effortless.

8. 2026-01-30
   status Pending 593-char remark

   Show marketing remark (593 chars)

   Welcome to this beautifully updated 4-bedroom home on the South Side of Binghamton, where modern updates meet timeless charm. Step inside and you’ll immediately notice the modern sleek renovations and stylish finishes throughout, blending today’s conveniences with classic character. Beautiful hardwoods throughout and Tasteful custom tile work in the updated kitchen and bath. Plenty of space with 4 bedrooms and 3 finished bonus rooms in the attic space- perfect for office space or guests. An inviting covered front porch and open back deck make outdoor entertaining effortless.

9. 2025-11-22
   status Active 593-char remark

   Show marketing remark (593 chars)

   Welcome to this beautifully updated 4-bedroom home on the South Side of Binghamton, where modern updates meet timeless charm. Step inside and you’ll immediately notice the modern sleek renovations and stylish finishes throughout, blending today’s conveniences with classic character. Beautiful hardwoods throughout and Tasteful custom tile work in the updated kitchen and bath. Plenty of space with 4 bedrooms and 3 finished bonus rooms in the attic space- perfect for office space or guests. An inviting covered front porch and open back deck make outdoor entertaining effortless.

10. 2025-11-16
    status Pending 593-char remark

    Show marketing remark (593 chars)

    Welcome to this beautifully updated 4-bedroom home on the South Side of Binghamton, where modern updates meet timeless charm. Step inside and you’ll immediately notice the modern sleek renovations and stylish finishes throughout, blending today’s conveniences with classic character. Beautiful hardwoods throughout and Tasteful custom tile work in the updated kitchen and bath. Plenty of space with 4 bedrooms and 3 finished bonus rooms in the attic space- perfect for office space or guests. An inviting covered front porch and open back deck make outdoor entertaining effortless.

11. 2025-09-15
    price $189,000 593-char remark

    Show marketing remark (593 chars)

    Welcome to this beautifully updated 4-bedroom home on the South Side of Binghamton, where modern updates meet timeless charm. Step inside and you’ll immediately notice the modern sleek renovations and stylish finishes throughout, blending today’s conveniences with classic character. Beautiful hardwoods throughout and Tasteful custom tile work in the updated kitchen and bath. Plenty of space with 4 bedrooms and 3 finished bonus rooms in the attic space- perfect for office space or guests. An inviting covered front porch and open back deck make outdoor entertaining effortless.

12. 2025-08-18
    listed $195,000 Active 593-char remark

    Show marketing remark (593 chars)

    Welcome to this beautifully updated 4-bedroom home on the South Side of Binghamton, where modern updates meet timeless charm. Step inside and you’ll immediately notice the modern sleek renovations and stylish finishes throughout, blending today’s conveniences with classic character. Beautiful hardwoods throughout and Tasteful custom tile work in the updated kitchen and bath. Plenty of space with 4 bedrooms and 3 finished bonus rooms in the attic space- perfect for office space or guests. An inviting covered front porch and open back deck make outdoor entertaining effortless.

13. 2025-04-23
    listed $225,000 Active
14. 2024-03-25
    soldstatus $52,500

ⓘ 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: $6,463 · $539/mo
• Projected year-2 tax: $6,463 · $539/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $22,653
• − Mortgage interest: −$10,587
• − Property taxes: −$6,463
• − Insurance: −$945
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$5,498
• Taxable loss: −$4,464
• Est. tax savings @ 24.0%: +$1,071
• After-tax cash flow: $-334/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

+260.0% since first listed

8 events — show timeline

• 2026-03-16 Relisted — GBAOR
• 2026-01-30 Pending — GBAOR
• 2025-11-22 Relisted — GBAOR
• 2025-11-16 Pending — GBAOR
• 2025-09-15 Price Changed $189,000 GBAOR
• 2025-08-18 Listed $195,000 GBAOR
• 2025-04-23 Listed $225,000 GBAOR
• 2024-03-25 Sold (Public Records) $52,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $6,463 · +0.9% YoY. Source: county tax records.