190 Conklin Ave · Binghamton, NY 13903

$139,000

3 bd · 1.0 ba · 1,454 sqft · SingleFamily public records · 61 Days on market

Built 1913 6,098 sqft lot $96/sqft · 8% below area Est $151k · 8% under

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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 +19.2/30.0
• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.2/10.0
• DSCR +6.1/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this beautifully renovated 5-bedroom, 1.5-bath home offering space, style, and incredible value! Thoughtfully updated throughout, this two-story charmer features a brand-new deck perfect for outdoor entertaining, fresh interior finishes, and a smart layout designed for everyday living. The main floor offers a private first-floor bedroom, convenient first-floor laundry, and easy single-level accessibility. Upstairs you'll find four additional bedrooms and a half bath — ideal for families, guests, or a home office setup. Forced hot air heat keeps things comfortable year-round. Best of all? Shockingly low property taxes make this an unbeatable opportunity for buyers and investors alike. Don't miss your chance to own this move-in ready gem in Binghamton!

Key facts

• Forced hot air heat
• New deck
• Low property taxes

Tags

• NEW DECK
• PRIVATE FIRST-FLOOR BEDROOM
• FIRST-FLOOR LAUNDRY
• SINGLE-LEVEL ACCESSIBILITY
• FORCED HOT AIR HEAT
• LOW PROPERTY TAXES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $131k (6.0% below list) — sets the bar for market timing.

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: schools D, 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.
• Market conditions: 112 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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

• In year one you build about $15k of equity ($961 loan paydown + $14k 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 + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $139k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,659 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1913 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.12% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 7.5

CMA / ARV

• ARV (median comp): $150,637
• List price: $139,000
• Delta: -7.72%
• 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
18 Kress St	0.29mi	3/1.0	1,620 (+11%)	2mo	$105,000	$65	66
96 Evans St	0.30mi	4/2.0 (+1)	1,551 (+7%)	3mo	$120,000	$77	64
14 Mcnamara Ave	0.50mi	4/1.5 (+1)	1,463 (+1%)	8mo	$170,000	$116	62
135 Susquehanna Street St	0.44mi	2/2.0 (-1)	1,370 (-6%)	1mo	$55,000	$40	60
18 Macon St	0.69mi	3/1.0	1,496 (+3%)	7mo	$155,000	$104	57
26 Bedford St	0.66mi	3/2.0	1,486 (+2%)	6mo	$159,575	$107	57
79 Pine St St	0.60mi	3/1.0	1,592 (+10%)	2mo	$132,500	$83	55
18 Esther Ave	0.52mi	4/2.0 (+1)	1,536 (+6%)	6mo	$130,000	$85	53
67 Burr Ave	0.71mi	3/1.5	1,366 (-6%)	7mo	$160,000	$117	49
47 Burr Ave	0.62mi	4/2.0 (+1)	1,566 (+8%)	2mo	$115,000	$73	48
26 Lamont St	0.69mi	4/2.0 (+1)	1,532 (+5%)	5mo	$66,000	$43	46
72 Locke Dr	0.58mi	3/2.0	1,635 (+12%)	7mo	$192,783	$118	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 3.19×
• Total profit: $85,354
• Equity at exit: $125,222

10-year hold

• IRR: 24.1%
• Equity multiple: 7.27×
• Total profit: $244,027
• Equity at exit: $270,046

Cash invested: $38,920 (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 13903

• Home prices YoY: 4.3%
• Active inventory: 112
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$729
• Tax from tax record: −$290 /mo · $3,480/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $150

Break-even live

Break-even rent $1,363

Max offer price $139,000

Occupancy floor 85%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Tompkins St Unit 9 Binghamton, NY	2.0	1.0	950	$950	$1.00	44d	1	0.37mi
27 Tompkins St Unit 10 Binghamton, NY	2.0	1.0	950	$1,050	$1.11	21d	1	0.37mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	0.53mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	13d	1	0.56mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.58mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	44d	1	0.62mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	44d	1	0.70mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	44d	1	0.83mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	13d	1	0.87mi
26 Doubleday St Binghamton, NY	2.0	1.0	1000	$1,350	$1.35	44d	1	0.89mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	44d	1	1.15mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	44d	1	1.29mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	44d	1	1.39mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	44d	1	1.39mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	44d	1	1.39mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	21d	1	1.39mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,600	$1.60	13d	1	1.48mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	44d	1	1.49mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	21d	1	1.50mi

Listing history 18 events

1. 2026-06-10
   days on market $139,000 Active 61 DOM
2. 2026-06-09
   days on market $139,000 Active 60 DOM
3. 2026-06-08
   days on market $139,000 Active 59 DOM
4. 2026-06-07
   days on market $139,000 Active 58 DOM
5. 2026-06-03
   days on market $139,000 Active 54 DOM
6. 2026-06-02
   days on market $139,000 Active 53 DOM
7. 2026-06-01
   days on market $139,000 Active 52 DOM
8. 2026-05-31
   days on market $139,000 Active 51 DOM
9. 2026-05-30
   days on market $139,000 Active 50 DOM
10. 2026-05-08
    price $145,000 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautifully renovated 5-bedroom, 1.5-bath home offering space, style, and incredible value! Thoughtfully updated throughout, this two-story charmer features a brand-new deck perfect for outdoor entertaining, fresh interior finishes, and a smart layout designed for everyday living. The main floor offers a private first-floor bedroom, convenient first-floor laundry, and easy single-level accessibility. Upstairs you'll find four additional bedrooms and a half bath — ideal for families, guests, or a home office setup. Forced hot air heat keeps things comfortable year-round. Best of all? Shockingly low property taxes make this an unbeatable opportunity for buyers and investors alike. Don't miss your chance to own this move-in ready gem in Binghamton!

11. 2026-04-10
    listed $149,999 Active 777-char remark

    Show marketing remark (777 chars)

    Welcome to this beautifully renovated 5-bedroom, 1.5-bath home offering space, style, and incredible value! Thoughtfully updated throughout, this two-story charmer features a brand-new deck perfect for outdoor entertaining, fresh interior finishes, and a smart layout designed for everyday living. The main floor offers a private first-floor bedroom, convenient first-floor laundry, and easy single-level accessibility. Upstairs you'll find four additional bedrooms and a half bath — ideal for families, guests, or a home office setup. Forced hot air heat keeps things comfortable year-round. Best of all? Shockingly low property taxes make this an unbeatable opportunity for buyers and investors alike. Don't miss your chance to own this move-in ready gem in Binghamton!

12. 2024-07-13
    listed $169,900 Active
13. 2023-08-10
    soldstatus $50,000
14. 2023-07-19
    soldstatus $50,000 Closed
15. 2023-05-01
    status Pending
16. 2023-04-28
    listed $49,900 Active
17. 2022-06-22
    soldstatus $50,000
18. 2001-11-21
    soldstatus $35,000

ⓘ 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 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: $18,636
• − Mortgage interest: −$7,786
• − Property taxes: −$3,480
• − Insurance: −$695
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,044
• Taxable loss: −$350
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $1,885/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): 17,569
• Household income: $66,278
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 602.0

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% Black 9% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 6% Slovak 2% Scotch-Irish 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▲ 11.68%
• Current HPI: 286.1001
• 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

+314.3% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $145,000 GBAOR
• 2026-04-10 Listed $149,999 GBAOR
• 2024-07-13 Listed $169,900 GBAOR
• 2023-08-10 Sold (Public Records) $50,000 Public Records
• 2023-07-19 Sold (MLS) $50,000 GBAOR
• 2023-05-01 Pending — GBAOR
• 2023-04-28 Listed $49,900 GBAOR
• 2022-06-22 Sold (Public Records) $50,000 Public Records
• 2001-11-21 Sold (Public Records) $35,000 Public Records

Property tax history

+21.1%/yr

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