7 Hastings St · Port Dickinson, NY 13901

$181,000

3 bd · 2.0 ba · 2,282 sqft · MultiFamily public records · 14 Days on market

Built 1930 5,662 sqft lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Investor's Dream. Close to bus and school. Replacement windows, hardwood floors, 2 washers and dryers. Flat yard and off street parking. Property will be sold "as is. "

Key facts

• Quiet side street
• Large backyard
• Privacy fence

Tags

• QUIET SIDE STREET
• LOCAL AMENITIES
• CHARMING FRONT PORCHES
• BRIGHT SUNROOM
• LARGE BACKYARD
• PRIVACY FENCE

Property features AI

Finance

• Other: Property type: Residential income (Duplex)
• Financial info: Two rental units: each currently showing $1,200 rent; Unit breakdown: one 2-bed/1-bath, one 1-bed/1-bath

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Duplex (residential income property); Level lot; Subdivision: Dickson Prop
• Construction: Stone foundation
• Exterior features: Covered porch

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (total property); Unit 1: 1 bathroom; Unit 2: 1 bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Gas water heater
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $181k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive. Per door: $300/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $181k).

Location & tenants

• Location reads 80/100 on livability (#119 in NY, #1,948 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F.
• Chenango Valley Central School District (suburban): math 47% / reading 57% proficiency, ranked #339 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Port Dickinson Elementary School (408 students, 39% FRL).
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $2,492/mo this rent would consume 54% of the median local household income ($56k/yr) (locally 1230% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $51k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.38% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $8,976
• Equity at exit: $26,988

10-year hold

• IRR: 14.1%
• Equity multiple: 2.13×
• Total profit: $57,448
• Equity at exit: $15,650

Cash invested: $50,680 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$949
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $600

Break-even live

Break-even rent $1,733

Max offer price $181,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,492
Total (2 units)			$2,492

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: $45,250
• Closing costs: $5,430
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Fuller St Unit 40A Binghamton, NY	3.0	2.0	1600	$2,700	$1.69	21d	1	1.26mi

Listing history 12 events

1. 2026-06-19
   days on market $181,000 Active 14 DOM
2. 2026-06-18
   days on market $181,000 Active 13 DOM
3. 2026-06-17
   days on market $181,000 Active 12 DOM
4. 2026-06-16
   days on market $181,000 Active 11 DOM
5. 2026-06-15
   days on market $181,000 Active 10 DOM
6. 2026-06-14
   days on market $181,000 Active 8 DOM
7. 2026-06-13
   days on market $181,000 Active 7 DOM
8. 2026-06-10
   days on market $181,000 Active 5 DOM
9. 2026-06-09
   days on market $181,000 Active 4 DOM
10. 2026-06-08
    days on market $181,000 Active 3 DOM
11. 2026-06-07
    remarks 564-char remark
12. 2026-06-07
    listed $181,000 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: $4,132 · $344/mo
• Projected year-2 tax: $4,132 · $344/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $29,904
• − Mortgage interest: −$10,139
• − Property taxes: −$4,132
• − Insurance: −$905
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$5,265
• Taxable income: $4,678
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $6,074/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: Chenango Valley Central School District
• NCES district ID: 3607290
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $53,938
• Composite: 44.78/100
• National rank: #2745
• State rank: #339 of 590 in NY

Livability — Port Dickinson

• Score: 80/100
• State rank: #119
• US rank: #1948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Broome County · 126,805 people
• 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

+201.7% since first listed

6 events — show timeline

• 2026-06-05 Listed $181,000 GBAOR
• 2021-01-25 Sold (Public Records) $160,000 Public Records
• 2013-12-12 Sold (Public Records) $113,125 Public Records
• 2013-12-11 Sold (MLS) $90,100 GBAOR
• 2013-07-18 Listed $95,000 GBAOR
• 2001-12-28 Sold (Public Records) $60,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $4,132 · -1.4% YoY. Source: county tax records.