21 Brewster St · Johnson City, NY 13790

$149,900

2 bd · 1.0 ba · 1,722 sqft · SingleFamily public records · 69 Days on market

Built 1920 6,969 sqft lot $87/sqft · 11% below area Est $169k · 11% 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 +17.2/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• 1% rule +6.3/10.0
• DSCR +5.4/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Private setting, fenced yard. House set at rear of lot. 3 bedroom/1.5 bath. new carpeting and kitchen flooring. newer hot water heater. laundry in kitchen. family room + bonus room off kitchen. Showings restricted to Saturday & Sunday 10-6 with notice.

Key facts

• Fenced yard
• New carpeting
• Bonus room

Tags

• FENCED YARD
• PRIVATE SETTING
• FAMILY ROOM
• BONUS ROOM
• NEW CARPETING
• KITCHEN FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 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 $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.13% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 7.4

CMA / ARV

• ARV (median comp): $168,804
• List price: $149,900
• Delta: -11.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Ackley Ave	0.11mi	3/1.5 (+1)	1,900 (+10%)	8mo	$200,000	$105	63
105 Ackley Ave	0.11mi	3/1.0 (+1)	1,536 (-11%)	10mo	$157,500	$103	63
32 Haynes Ave	0.21mi	3/1.0 (+1)	1,518 (-12%)	5mo	$95,000	$63	61
12 Eldridge Ave	0.20mi	3/1.5 (+1)	1,518 (-12%)	4mo	$132,000	$87	60
68 Thomas St	0.45mi	3/2.0 (+1)	1,644 (-4%)	5mo	$208,000	$127	59
21 Fowler Ave	0.25mi	3/2.5 (+1)	1,840 (+7%)	9mo	$245,000	$133	58
121 West St	0.65mi	3/2.0 (+1)	1,758 (+2%)	4mo	$144,000	$82	54
73 Elizabeth St	0.27mi	3/2.5 (+1)	1,480 (-14%)	2mo	$190,000	$128	51
95 Lincoln Ave	0.52mi	3/1.5 (+1)	1,594 (-7%)	7mo	$225,000	$141	51
20 Westmoor Pl	0.71mi	3/2.5 (+1)	1,838 (+7%)	2mo	$245,000	$133	43
95 Thomas St	0.50mi	3/2.0 (+1)	1,488 (-14%)	2mo	$131,978	$89	43
64 Allen St	0.67mi	2/2.0	1,522 (-12%)	10mo	$115,000	$76	37

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: 28.7%
• Equity multiple: 3.32×
• Total profit: $97,578
• Equity at exit: $135,042

10-year hold

• IRR: 26.8%
• Equity multiple: 8.25×
• Total profit: $304,299
• Equity at exit: $291,223

Cash invested: $41,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$786
• Tax from tax record: −$376 /mo · $4,508/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $108

Break-even live

Break-even rent $1,550

Max offer price $149,900

Occupancy floor 89%

Sensitivity live

Price	-10% $193	-5% $151	+0% $108	+5% $66	+10% $23
Rent	-10% $-25	-5% $41	+0% $108	+5% $175	+10% $241
Rate	-1.0pp $184	-0.5pp $146	base $108	+0.5pp $69	+1.0pp $30

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.24mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.47mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.70mi
248 Main St Unit 2 Johnson City, NY	2.0	1.0	1650	$1,650	$1.00	13d	1	0.81mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	44d	1	1.03mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	44d	1	1.06mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.10mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	44d	1	1.22mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	44d	1	1.26mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	13d	1	1.33mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.35mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	44d	1	1.35mi

Listing history 15 events

1. 2026-06-10
   days on market $149,900 Active 69 DOM
2. 2026-06-09
   days on market $149,900 Active 68 DOM
3. 2026-06-08
   days on market $149,900 Active 67 DOM
4. 2026-06-07
   days on market $149,900 Active 66 DOM
5. 2026-06-05
   days on market $149,900 Active 63 DOM
6. 2026-06-03
   days on market $149,900 Active 62 DOM
7. 2026-06-02
   days on market $149,900 Active 61 DOM
8. 2026-06-01
   days on market $149,900 Active 60 DOM
9. 2026-05-31
   days on market $149,900 Active 59 DOM
10. 2026-05-30
    days on market $149,900 Active 58 DOM
11. 2026-04-02
    listed $149,900 Active 258-char remark

    Show marketing remark (258 chars)

    Private setting, fenced yard. House set at rear of lot. 3 bedroom/1.5 bath. new carpeting and kitchen flooring. newer hot water heater. laundry in kitchen. family room + bonus room off kitchen. Showings restricted to Saturday & Sunday 10-6 with notice.

12. 2024-06-24
    soldstatus $75,000 Closed 485-char remark

    Show marketing remark (485 chars)

    COZY 3-4 BEDROOM LOCATED IN THE VILLAGE OF JOHNSON CITY. Set far back from the road this home requires some TLC and updates. This home does have the option to add another bedroom on the first floor. Laundry is located in the kitchen but there are hook ups in the unfinished basement. Brand new hot water heater. With a little bit of work this home can be a perfect starter, fixer upper! Will not go FHA or VA. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

13. 2024-06-24
    soldstatus $75,000

    Show marketing remark (485 chars)

    COZY 3-4 BEDROOM LOCATED IN THE VILLAGE OF JOHNSON CITY. Set far back from the road this home requires some TLC and updates. This home does have the option to add another bedroom on the first floor. Laundry is located in the kitchen but there are hook ups in the unfinished basement. Brand new hot water heater. With a little bit of work this home can be a perfect starter, fixer upper! Will not go FHA or VA. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

14. 2024-05-21
    status Pending 485-char remark

    Show marketing remark (485 chars)

    COZY 3-4 BEDROOM LOCATED IN THE VILLAGE OF JOHNSON CITY. Set far back from the road this home requires some TLC and updates. This home does have the option to add another bedroom on the first floor. Laundry is located in the kitchen but there are hook ups in the unfinished basement. Brand new hot water heater. With a little bit of work this home can be a perfect starter, fixer upper! Will not go FHA or VA. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

15. 2024-05-17
    listed $59,900 Active 485-char remark

    Show marketing remark (485 chars)

    COZY 3-4 BEDROOM LOCATED IN THE VILLAGE OF JOHNSON CITY. Set far back from the road this home requires some TLC and updates. This home does have the option to add another bedroom on the first floor. Laundry is located in the kitchen but there are hook ups in the unfinished basement. Brand new hot water heater. With a little bit of work this home can be a perfect starter, fixer upper! Will not go FHA or VA. ALL BUYERS MUST SHOW PROOF OF FUNDS OR PRE QUALIFICATION PRIOR TO SHOWING!

ⓘ 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: $4,508 · $376/mo
• Projected year-2 tax: $4,508 · $376/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 ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $20,238
• − Mortgage interest: −$8,397
• − Property taxes: −$4,508
• − Insurance: −$750
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$4,361
• Taxable loss: −$1,015
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $1,541/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

+150.3% since first listed

5 events — show timeline

• 2026-04-02 Listed $149,900 GBAOR
• 2024-06-24 Sold (Public Records) $75,000 Public Records
• 2024-06-24 Sold (MLS) $75,000 GBAOR
• 2024-05-21 Pending — GBAOR
• 2024-05-17 Listed $59,900 GBAOR

Property tax history

+7.4%/yr

Latest (2025): $4,508 · +1.7% YoY. Source: county tax records.