330 Floral Ave · Johnson City, NY 13790

$160,000

4 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 211 Days on market

Built 1930 4,520 sqft lot $116/sqft · 27% above area Est $145k · 11% over

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Why this score? — see what drove the C 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 +18.1/30.0
• Appreciation +10.0/10.0
• 1% rule +6.5/10.0
• DSCR +5.7/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0

Listing remarks MLS

?? PRICE DROPPED TO SELL! Spacious 4-Bedroom Home Near BU & UHS Wilson! Large 4 bedroom home, new vinyl flooring, new SS appliances. Conveniently located near highways, Binghamton University, BU Pharmacy, BU bus line, UHS Wilson and Floral Park.

Key facts

• New ss appliances
• Near bu pharmacy
• Near uhs wilson

Tags

• NEW VINYL FLOORING
• NEW SS APPLIANCES
• NEAR BINGHAMTON UNIVERSITY
• NEAR BU PHARMACY
• NEAR BU BUS LINE
• NEAR UHS WILSON

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#238 in NY, #3,739 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Johnson City Central School District (suburban): math 38% / reading 41% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 37% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 + 8.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $72k; list at $160k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 7.2

CMA / ARV

• ARV (median comp): $144,789
• List price: $160,000
• Delta: 10.51%
• 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
446 Grand Ave	0.32mi	3/2.0 (-1)	1,364 (-1%)	1mo	$100,000	$73	77
73 Elizabeth St	0.10mi	3/2.5 (-1)	1,480 (+7%)	2mo	$190,000	$128	75
129 Ackley Ave	0.29mi	4/1.5	1,460 (+6%)	4mo	$160,000	$110	71
43 Haynes Ave	0.43mi	4/1.5	1,360 (-1%)	5mo	$155,000	$114	71
41 Elizabeth St	0.15mi	3/1.0 (-1)	1,312 (-5%)	6mo	$126,000	$96	71
234 Saint Charles St	0.14mi	4/1.0	1,512 (+10%)	7mo	$112,000	$74	68
3 Banks Ave Ave	0.21mi	3/1.5 (-1)	1,248 (-10%)	0mo	$190,000	$152	67
95 Thomas St	0.33mi	3/2.0 (-1)	1,488 (+8%)	2mo	$131,978	$89	65
12 Eldridge Ave	0.25mi	3/1.5 (-1)	1,518 (+10%)	4mo	$132,000	$87	62
32 Haynes Ave	0.41mi	3/1.0 (-1)	1,518 (+10%)	5mo	$95,000	$63	51
119 Lincoln Ave	0.63mi	3/1.0 (-1)	1,248 (-10%)	5mo	$120,000	$96	42
9 Endwell St	0.72mi	3/1.5 (-1)	1,200 (-13%)	6mo	$145,000	$121	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.37×
• Total profit: $105,953
• Equity at exit: $144,141

10-year hold

• IRR: 27.2%
• Equity multiple: 8.35×
• Total profit: $329,436
• Equity at exit: $310,845

Cash invested: $44,800 (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 13790

• Home prices YoY: 6.8%
• Rents YoY: 9.5%
• Active inventory: 99
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$839
• Tax from tax record: −$410 /mo · $4,918/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $140

Break-even live

Break-even rent $1,665

Max offer price $160,000

Occupancy floor 87%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.44mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.44mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.47mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.47mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.49mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	1.02mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	1.12mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.15mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	43d	1	1.16mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	43d	1	1.22mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	13d	1	1.27mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	13d	1	1.31mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	43d	1	1.41mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	43d	1	1.47mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.47mi

Listing history 17 events

1. 2026-06-10
   days on market $160,000 Active 211 DOM
2. 2026-06-09
   days on market $160,000 Active 210 DOM
3. 2026-06-08
   days on market $160,000 Active 209 DOM
4. 2026-06-07
   days on market $160,000 Active 208 DOM
5. 2026-06-05
   days on market $160,000 Active 205 DOM
6. 2026-06-03
   days on market $160,000 Active 204 DOM
7. 2026-06-02
   days on market $160,000 Active 203 DOM
8. 2026-06-01
   days on market $160,000 Active 202 DOM
9. 2026-05-31
   days on market $160,000 Active 201 DOM
10. 2026-05-30
    days on market $160,000 Active 200 DOM
11. 2025-11-11
    listed $160,000 Active 251-char remark

    Show marketing remark (251 chars)

    ?? PRICE DROPPED TO SELL! Spacious 4-Bedroom Home Near BU & UHS Wilson! Large 4 bedroom home, new vinyl flooring, new SS appliances. Conveniently located near highways, Binghamton University, BU Pharmacy, BU bus line, UHS Wilson and Floral Park.

12. 2025-09-16
    price $157,000
13. 2025-06-29
    listed $159,000 Active
14. 2024-11-15
    listed $159,000 Active
15. 2024-06-12
    soldstatus $71,500 Closed
16. 2024-04-06
    status Pending
17. 2024-04-02
    listed $59,900 Active

ⓘ 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: $4,918 · $410/mo
• Projected year-2 tax: $4,918 · $410/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 3/10 Moderate
• 🌡 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: $22,110
• − Mortgage interest: −$8,962
• − Property taxes: −$4,918
• − Insurance: −$800
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$4,655
• Taxable loss: −$762
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,863/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: Johnson City Central School District
• NCES district ID: 3615900
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $40,514
• Composite: 33.17/100
• National rank: #5545
• State rank: #535 of 590 in NY

Livability — Johnson City

• Score: 76/100
• State rank: #238
• US rank: #3739

Category grades

Amenities C Commute A- Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnson City, NY
• County: Broome County · 126,805 people
• City population: 18,739
• Metro: Binghamton, NY
• Population (ZIP): 18,739
• Household income: $59,045
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1233.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Asian 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 88% English-only · Other Indo-European 4% French/Haitian/Cajun 2% Spanish 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: ▲ 18.06%
• Current HPI: 285.3668
• Rent YoY: ▲ 9.47%
• 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

+167.1% since first listed

7 events — show timeline

• 2025-11-11 Listed $160,000 GBAOR
• 2025-09-16 Price Changed $157,000 GBAOR
• 2025-06-29 Listed $159,000 GBAOR
• 2024-11-15 Listed $159,000 GBAOR
• 2024-06-12 Sold (MLS) $71,500 GBAOR
• 2024-04-06 Pending — GBAOR
• 2024-04-02 Listed $59,900 GBAOR

Property tax history

+2.2%/yr

Latest (2025): $4,918 · +1.7% YoY. Source: county tax records.