30 Robinson St · Binghamton, NY 13901

$145,000

5 bd · 2.0 ba · 2,100 sqft · MultiFamily public records · 53 Days on market

Built 1946 5,227 sqft lot $69/sqft · 9% below area Est $160k · 9% under

---

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 +11.7/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

This well-maintained two-family property presents a fantastic investment opportunity. Boasting a 17% cap rate, it offers reliable cash flow from two long-term tenants who are consistently current on their rent payments. Property is minutes to highway access and downtown. Don't miss this opportunity to add a reliable income-generating property to your portfolio. Reach out today to schedule a viewing!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1946

Property features AI

Finance

• Other: Zoning: RES2; Lot is level
• Financial info: Unit 1 rent: $750; Unit 2 rent: $750
• HOA & community: No HOA information listed

Exterior

• Parking: Detached 2-car garage
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Residential income property — duplex; Two separate units
• Construction: Vinyl siding
• Exterior features: Covered porch

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Two-bedroom unit (Unit 1); Three-bedroom unit (Unit 2)
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms total (unit breakdown: one full bath in each unit)
• Heating & cooling: Baseboard heating; No central cooling
• Interior features: Gas water heater
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $145k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: 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: 92 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $78k; list at $145k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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 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: 2.34% ✓
• Cap rate: 19.28%
• Cash-on-cash: 46.37%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (median comp): $159,880
• List price: $145,000
• Delta: -9.31%
• 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
14 Emmett St	0.02mi	4/2.0 (-1)	2,220 (+6%)	4mo	$90,000	$41	81
9 Allen St	0.39mi	4/3.0 (-1)	2,184 (+4%)	5mo	$150,000	$69	62
28 Jackson St	0.70mi	5/2.0	2,208 (+5%)	2mo	$100,000	$45	57
57 Ely St	0.57mi	4/3.0 (-1)	2,192 (+4%)	1mo	$112,500	$51	56
29 Griswold St	0.44mi	5/2.0	1,824 (-13%)	3mo	$60,000	$33	55
12 Stuyvesant St	0.59mi	6/2.0 (+1)	1,954 (-7%)	7mo	$124,000	$63	50
13 Sturges St	0.63mi	4/2.0 (-1)	2,194 (+4%)	12mo	$105,000	$48	48
12 Jay St	0.56mi	4/2.0 (-1)	2,316 (+10%)	7mo	$130,000	$56	45
14 Deforest St	0.68mi	4/3.0 (-1)	2,312 (+10%)	1mo	$140,000	$61	41
90 Broad Ave	0.72mi	4/2.0 (-1)	1,872 (-11%)	5mo	$230,000	$123	39
5 Otseningo St	0.63mi	6/2.0 (+1)	2,380 (+13%)	16mo	$194,000	$82	30
27 Valley St	0.73mi	4/2.5 (-1)	1,825 (-13%)	15mo	$156,000	$85	24

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: 43.7%
• Equity multiple: 2.89×
• Total profit: $76,545
• Equity at exit: $21,620

10-year hold

• IRR: 49.7%
• Equity multiple: 5.82×
• Total profit: $195,800
• Equity at exit: $12,537

Cash invested: $40,600 (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: 10.7×

Monthly cashflow live

• Estimated rent: $3,392 high
• Mortgage (P&I): −$760
• Tax from tax record: −$290 /mo · $3,480/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $1,569

Break-even live

Break-even rent $1,406

Max offer price $145,000

Occupancy floor 49%

Sensitivity live

Price	-10% $1,651	-5% $1,610	+0% $1,569	+5% $1,528	+10% $1,487
Rent	-10% $1,301	-5% $1,435	+0% $1,569	+5% $1,703	+10% $1,837
Rate	-1.0pp $1,642	-0.5pp $1,606	base $1,569	+0.5pp $1,531	+1.0pp $1,493

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,393
Total (3 units)			$3,392

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	46d	1	0.71mi
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	15d	1	1.03mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	23d	1	1.04mi
16 North St Unit 1-1 Binghamton, NY	5.0	2.0	2600	$650	$0.25	46d	1	1.04mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	46d	1	1.12mi
2 Chapel Pl Binghamton, NY	6.0	3.0	2600	$650	$0.25	46d	1	1.21mi
607 Chenango St Binghamton, NY	5.0	2.5	2500	$2,800	$1.12	15d	1	1.23mi
44 Leroy St Binghamton, NY	6.0	2.0	1772	$3,000	$1.69	23d	1	1.38mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	46d	1	1.45mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	46d	1	1.50mi

Listing history 28 events

1. 2026-06-21
   days on market $145,000 Active 53 DOM
2. 2026-06-19
   days on market $145,000 Active 51 DOM
3. 2026-06-18
   days on market $145,000 Active 50 DOM
4. 2026-06-17
   days on market $145,000 Active 49 DOM
5. 2026-06-16
   days on market $145,000 Active 48 DOM
6. 2026-06-15
   days on market $145,000 Active 47 DOM
7. 2026-06-14
   days on market $145,000 Active 45 DOM
8. 2026-06-13
   days on market $145,000 Active 44 DOM
9. 2026-06-10
   days on market $145,000 Active 42 DOM
10. 2026-06-09
    days on market $145,000 Active 41 DOM
11. 2026-06-08
    days on market $145,000 Active 40 DOM
12. 2026-06-07
    days on market $145,000 Active 39 DOM
13. 2026-06-03
    days on market $145,000 Active 35 DOM
14. 2026-06-02
    days on market $145,000 Active 34 DOM
15. 2026-06-01
    days on market $145,000 Active 33 DOM
16. 2026-05-31
    days on market $145,000 Active 32 DOM
17. 2026-05-30
    days on market $145,000 Active 31 DOM
18. 2026-04-29
    listed $145,000 Active 409-char remark
19. 2025-09-04
    listed $165,000 Active
20. 2024-08-26
    soldstatus $78,500
21. 2024-08-22
    soldstatus $78,500 Closed

    Show marketing remark (402 chars)

    This well-maintained two-family property presents a fantastic investment opportunity. Boasting a 17% cap rate, it offers reliable cash flow from two long-term tenants who are consistently current on their rent payments. Property is minutes to highway access and downtown. Don't miss this opportunity to add a reliable income-generating property to your portfolio. Reach out today to schedule a viewing!

22. 2024-05-27
    status Pending

    Show marketing remark (402 chars)

    This well-maintained two-family property presents a fantastic investment opportunity. Boasting a 17% cap rate, it offers reliable cash flow from two long-term tenants who are consistently current on their rent payments. Property is minutes to highway access and downtown. Don't miss this opportunity to add a reliable income-generating property to your portfolio. Reach out today to schedule a viewing!

23. 2024-05-23
    listed $74,900 Active

    Show marketing remark (402 chars)

    This well-maintained two-family property presents a fantastic investment opportunity. Boasting a 17% cap rate, it offers reliable cash flow from two long-term tenants who are consistently current on their rent payments. Property is minutes to highway access and downtown. Don't miss this opportunity to add a reliable income-generating property to your portfolio. Reach out today to schedule a viewing!

24. 2023-10-12
    price $74,000
25. 2023-10-07
    status Active
26. 2023-09-29
    status Pending
27. 2023-08-22
    listed $75,000 Active
28. 2011-05-06
    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: $3,480 · $290/mo
• Projected year-2 tax: $3,480 · $290/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 8 d/yr ≥92°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: $40,704
• − Mortgage interest: −$8,122
• − Property taxes: −$3,480
• − Insurance: −$725
• − Repairs & maintenance: −$3,256
• − Management: −$3,256
• − Depreciation: −$4,218
• Taxable income: $17,646
• Est. tax owed @ 24.0%: −$4,235
• After-tax cash flow: $14,592/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

+222.2% since first listed

11 events — show timeline

• 2026-04-29 Listed $145,000 GBAOR
• 2025-09-04 Listed $165,000 GBAOR
• 2024-08-26 Sold (Public Records) $78,500 Public Records
• 2024-08-22 Sold (MLS) $78,500 GBAOR
• 2024-05-27 Pending — GBAOR
• 2024-05-23 Listed $74,900 GBAOR
• 2023-10-12 Price Changed $74,000 GBAOR
• 2023-10-07 Relisted — GBAOR
• 2023-09-29 Pending — GBAOR
• 2023-08-22 Listed $75,000 GBAOR
• 2011-05-06 Sold (Public Records) $45,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,480 · +0.9% YoY. Source: county tax records.