10 + 12 Jarvis St · Binghamton, NY 13905

$69,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 10 Days on market

Built 1920 6,969 sqft lot Est $73k · 5% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom cape featuring living room w/ fireplace detached garage all on 2 lots . HUD Case #371--393473 HUD HOME SOLD "AS IS " by elec. bid only. Prop available 4/19/25 bids due 11:59 PM Central Time 4/24/25 then daily until sold. un (unsured) . Eligible FHA 203K financing conventional or cash HUD HOME SOLD "AS IS " by elec. bid only

Key facts

• Newer roof
• Double lot
• Full basement

Tags

• DOUBLE LOT
• NEWER ROOF
• LVP FLOORING
• FULL BASEMENT
• FIREPLACE
• FRONT AND SIDE DECK

Property features AI

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); Residential multi-unit zoning
• Construction: Vinyl siding
• Exterior features: Covered porch; Deck; Fenced yard; Level lot

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 7 total rooms (includes bedroom count within room total)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Gas water heater; Oven; Refrigerator; Wood-burning masonry fireplace in the living room; Basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 11.0% 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: Woodrow Wilson School (math 8% / reading 27%, grade F, #2,004 of 2,108 statewide, top 95%, 352 students, 76% FRL) — zoned schools average 76% FRL vs 61% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 37% district-wide (-20 pts) — the specific schools serving this property underperform the Binghamton City School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+11.2%/yr); 136 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $477 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 + 8.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $69k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.71% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $72,900
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Jarvis St	0.00mi	2/1.0	810 (0%)	12mo	$38,000	$47	90
17 Saint Cyril Ave	0.33mi	2/1.0	780 (-4%)	12mo	$70,000	$90	68
33 Elm St	0.58mi	2/1.5	787 (-3%)	6mo	$111,000	$141	61
11 Everett St	0.41mi	2/1.0	922 (+14%)	7mo	$53,000	$57	52
31 Cypress St	0.65mi	2/2.0	856 (+6%)	14mo	$105,000	$123	45
194 Matthews St	0.73mi	3/1.0 (+1)	900 (+11%)	10mo	$100,000	$111	34
192 Matthews St	0.73mi	2/1.5	917 (+13%)	13mo	$48,000	$52	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.64×
• Total profit: $12,395
• Equity at exit: $10,288

10-year hold

• IRR: 27.8%
• Equity multiple: 4.20×
• Total profit: $61,823
• Equity at exit: $5,966

Cash invested: $19,320 (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 13905

• Home prices YoY: -31.1%
• Rents YoY: 11.2%
• Active inventory: 136
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,178 high
• Mortgage (P&I): −$362
• Tax from tax record: −$269 /mo · $3,231/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $270

Break-even live

Break-even rent $835

Max offer price $69,000

Occupancy floor 72%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Edwards St Unit E-1-1 Binghamton, NY	1.0	1.0	625	$700	$1.12	43d	1	0.21mi
32 Edwards St Unit T-1-2 Binghamton, NY	1.0	1.0	550	$600	$1.09	43d	1	0.21mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,600	$1.60	13d	1	0.30mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	43d	1	0.32mi
100 Walnut St Unit 2-L Binghamton, NY	1.0	1.0	600	$850	$1.42	43d	1	0.36mi
82 Walnut St #7 Binghamton, NY	1.0	1.0	650	$900	$1.38	43d	1	0.39mi
82 Walnut St Unit 5 Binghamton, NY	1.0	1.0	680	$950	$1.40	43d	1	0.39mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	43d	1	0.54mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	13d	1	0.56mi
28 Lydia St Unit 1-R Binghamton, NY	2.0	1.0	770	$1,200	$1.56	44d	1	0.57mi
28 Lydia St Unit 2-F Binghamton, NY	1.0	1.0	650	$1,100	$1.69	20d	1	0.57mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	43d	1	0.59mi
50 Front St Binghamton, NY	1.0	1.0	1092	$2,450	$2.24	13d	8	0.82mi
30 Riverside Dr Unit 2R Binghamton, NY	1.0	1.0	600	$1,000	$1.67	43d	1	0.84mi
159 Washington St Binghamton, NY	1.0	1.0	725	$1,372	$1.89	43d	4	0.87mi
81 State St Unit 2 Binghamton, NY	2.0	2.0	800	$1,000	$1.25	43d	1	0.93mi
80 State St Unit A 6 Loft Binghamton, NY	1.0	1.0	800	$1,200	$1.50	43d	1	0.96mi
80 State St Unit A 6 1 Bed Binghamton, NY	1.0	1.0	650	$1,000	$1.54	43d	1	0.96mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	43d	1	0.96mi
111 Glenwood Ave Unit 1 Binghamton, NY	1.0	1.0	800	$900	$1.12	13d	1	1.00mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	20d	1	1.20mi
274 Chenango St Unit 1 Binghamton, NY	1.0	1.0	850	$1,200	$1.41	43d	1	1.25mi
274 Chenango St Unit 4 Binghamton, NY	1.0	1.0	550	$950	$1.73	13d	1	1.25mi
38 Carroll St Unit 21 Binghamton, NY	1.0	1.0	800	$1,050	$1.31	43d	1	1.28mi
198 Court St Unit 10 Binghamton, NY	2.0	1.0	550	$1,250	$2.27	43d	1	1.28mi
198 Court St Unit 6 Binghamton, NY	2.0	1.0	550	$1,350	$2.45	43d	1	1.28mi
198 Court St Unit 10 Binghamton, NY	2.0	1.0	700	$1,200	$1.71	20d	1	1.28mi
198 Court St Unit 11 Binghamton, NY	2.0	1.0	550	$1,300	$2.36	43d	1	1.28mi
198 Court St Unit 6 Binghamton, NY	2.0	1.0	700	$1,350	$1.93	20d	1	1.28mi
26 Doubleday St #2 Binghamton, NY	2.0	1.0	850	$1,400	$1.65	44d	1	1.32mi
26 Doubleday St Binghamton, NY	2.0	1.0	1000	$1,350	$1.35	43d	1	1.32mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	20d	1	1.33mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	20d	1	1.38mi
11 Avenue A Unit !R Johnson City, NY	1.0	1.0	615	$980	$1.59	20d	1	1.41mi
11 Avenue A Unit 3L Johnson City, NY	2.0	1.0	651	$1,250	$1.92	20d	1	1.41mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	13d	1	1.47mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	43d	1	1.48mi

Listing history 9 events

1. 2026-06-16
   status $69,000 Pending 10 DOM
2. 2026-06-15
   days on market $69,000 Active 10 DOM
3. 2026-06-14
   days on market $69,000 Active 8 DOM
4. 2026-06-13
   pricedays on market $69,000 Active 7 DOM
5. 2026-06-10
   days on market $75,000 Active 5 DOM
6. 2026-06-09
   days on market $75,000 Active 4 DOM
7. 2026-06-08
   days on market $75,000 Active 3 DOM
8. 2026-06-07
   remarks 683-char remark
9. 2026-06-07
   listed $75,000 Active 2 DOM

ⓘ 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: $3,231 · $269/mo
• Projected year-2 tax: $3,231 · $269/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: $14,131
• − Mortgage interest: −$3,865
• − Property taxes: −$3,231
• − Insurance: −$345
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,007
• Taxable income: $2,421
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $2,664/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): 27,988
• Household income: $53,362
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1875.0

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 (68%)
• Race & ethnicity: White 68% Asian 10% Black 10% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 87% English-only · Other Indo-European 5% Spanish 2% Other Asian/Pacific 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: ▼ -134.70%
• Current HPI: 298.9847
• Rent YoY: ▲ 11.19%
• 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

+93.9% since first listed

8 events — show timeline

• 2026-06-05 Listed $75,000 GBAOR
• 2025-06-16 Sold (Public Records) $38,000 Public Records
• 2025-06-13 Sold (MLS) $38,000 GBAOR
• 2025-05-08 Pending — GBAOR
• 2025-04-19 Listed $38,000 GBAOR
• 2024-02-22 Sold (Public Records) $172,056 Public Records
• 2008-12-16 Sold (Public Records) $62,200 Public Records
• 2000-12-22 Sold (Public Records) $38,675 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,231 · +0.9% YoY. Source: county tax records.