9 Bradley St · Binghamton, NY 13904

$169,900

3 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 65 Days on market

Built 1950 7,840 sqft lot $95/sqft · 7% below area Est $183k · 7% 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 +17.6/30.0
• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• 1% rule +6.2/10.0
• DSCR +5.5/10.0
• 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 fully renovated Cape Cod home in Binghamton Residential neighborhood featuring 3-bedroom, 2.5 bath, fenced backyard and a detached garage conveniently located near all city amenities. You will find a desirable and functional layout with many recent updates throughout. Call your favorite relator today for a private showing!

Key facts

• Fenced backyard
• Detached garage
• 7,840 sq ft lot

Tags

• FENCED BACKYARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (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: 41 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1950 — 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: 7.23%
• Cash-on-cash: 3.34%
• DSCR: 1.15
• GRM: 7.5

CMA / ARV

• ARV (median comp): $183,159
• List price: $169,900
• Delta: -7.24%
• 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
19 Monroe St	0.22mi	3/1.0	1,656 (-8%)	1mo	$185,000	$112	76
4 Gray St	0.22mi	4/1.5 (+1)	1,758 (-2%)	4mo	$160,000	$91	76
17 Bigelow St	0.29mi	3/2.0	1,850 (+3%)	2mo	$169,900	$92	75
7 Moody ST St	0.12mi	3/2.0	1,969 (+10%)	1mo	$209,000	$106	73
27 Howard Ave	0.41mi	3/2.0	1,755 (-2%)	6mo	$200,000	$114	68
40 Howard Ave	0.37mi	4/1.5 (+1)	1,725 (-4%)	5mo	$163,000	$94	66
20 Bigelow St	0.28mi	3/2.0	1,624 (-9%)	4mo	$170,000	$105	64
220 Robinson St	0.35mi	4/1.5 (+1)	1,706 (-5%)	6mo	$90,000	$53	64
20 East St	0.22mi	3/2.0	1,596 (-11%)	5mo	$167,000	$105	64
18 Riverside St	0.26mi	3/1.5	1,572 (-12%)	4mo	$170,000	$108	62
66 Moeller St	0.43mi	4/2.0 (+1)	1,596 (-11%)	3mo	$152,500	$96	50
26 Andrews Ave	0.38mi	4/2.0 (+1)	1,536 (-14%)	6mo	$121,000	$79	44

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: 26.7%
• Equity multiple: 3.13×
• Total profit: $101,120
• Equity at exit: $153,059

10-year hold

• IRR: 23.4%
• Equity multiple: 7.13×
• Total profit: $291,438
• Equity at exit: $330,078

Cash invested: $47,572 (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 13904

• Home prices YoY: 17.1%
• Active inventory: 41
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$891
• Tax from tax record: −$406 /mo · $4,872/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $133

Break-even live

Break-even rent $1,731

Max offer price $169,900

Occupancy floor 88%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	44d	1	1.09mi
51 2nd St Binghamton, NY	3.0	2.5	2333	$2,200	$0.94	13d	1	1.21mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	1.37mi
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	21d	1	1.38mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	44d	1	1.38mi

Listing history 29 events

1. 2026-06-19
   days on market $169,900 Active 65 DOM
2. 2026-06-18
   days on market $169,900 Active 64 DOM
3. 2026-06-17
   days on market $169,900 Active 63 DOM
4. 2026-06-16
   days on market $169,900 Active 62 DOM
5. 2026-06-15
   days on market $169,900 Active 61 DOM
6. 2026-06-14
   days on market $169,900 Active 59 DOM
7. 2026-06-13
   days on market $169,900 Active 58 DOM
8. 2026-06-10
   days on market $169,900 Active 56 DOM
9. 2026-06-09
   days on market $169,900 Active 55 DOM
10. 2026-06-08
    days on market $169,900 Active 54 DOM
11. 2026-06-07
    pricedays on market $169,900 Active 53 DOM
12. 2026-06-03
    days on market $175,000 Active 49 DOM
13. 2026-06-02
    days on market $175,000 Active 48 DOM
14. 2026-06-01
    days on market $175,000 Active 47 DOM
15. 2026-05-31
    days on market $175,000 Active 46 DOM
16. 2026-05-30
    days on market $175,000 Active 45 DOM
17. 2026-05-12
    price $177,000 340-char remark

    Show marketing remark (340 chars)

    Welcome to this fully renovated Cape Cod home in Binghamton Residential neighborhood featuring 3-bedroom, 2.5 bath, fenced backyard and a detached garage conveniently located near all city amenities. You will find a desirable and functional layout with many recent updates throughout. Call your favorite relator today for a private showing!

18. 2026-05-08
    status Active 340-char remark

    Show marketing remark (340 chars)

    Welcome to this fully renovated Cape Cod home in Binghamton Residential neighborhood featuring 3-bedroom, 2.5 bath, fenced backyard and a detached garage conveniently located near all city amenities. You will find a desirable and functional layout with many recent updates throughout. Call your favorite relator today for a private showing!

19. 2026-04-20
    price $177,500 340-char remark

    Show marketing remark (340 chars)

    Welcome to this fully renovated Cape Cod home in Binghamton Residential neighborhood featuring 3-bedroom, 2.5 bath, fenced backyard and a detached garage conveniently located near all city amenities. You will find a desirable and functional layout with many recent updates throughout. Call your favorite relator today for a private showing!

20. 2026-03-30
    listed $179,900 Active 340-char remark

    Show marketing remark (340 chars)

    Welcome to this fully renovated Cape Cod home in Binghamton Residential neighborhood featuring 3-bedroom, 2.5 bath, fenced backyard and a detached garage conveniently located near all city amenities. You will find a desirable and functional layout with many recent updates throughout. Call your favorite relator today for a private showing!

21. 2026-01-15
    soldstatus $100,000
22. 2025-02-10
    soldstatus $400,000
23. 2015-10-02
    soldstatus $40,000 315-char remark

    Show marketing remark (315 chars)

    Nice Cape Cod style home in Binghamton residential neighborhood. 3 bedroom 2 bath with woodburning fireplace in living room. Nice fenced in backyard, screened porch off kitchen. 1 car detached garage. Seller Requires a Caliber Home Loans Qualification Letter prior to negotiation for any non-cash transaction.

24. 2015-06-01
    listed $39,900 315-char remark

    Show marketing remark (315 chars)

    Nice Cape Cod style home in Binghamton residential neighborhood. 3 bedroom 2 bath with woodburning fireplace in living room. Nice fenced in backyard, screened porch off kitchen. 1 car detached garage. Seller Requires a Caliber Home Loans Qualification Letter prior to negotiation for any non-cash transaction.

25. 2015-01-03
    listed $49,900
26. 2014-11-28
    listed $49,900
27. 2014-08-12
    listed $54,900
28. 2011-09-01
    listed $71,500
29. 1998-07-14
    soldstatus $63,000

ⓘ 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: $4,872 · $406/mo
• Projected year-2 tax: $4,872 · $406/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 7 d/yr ≥93°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: $22,789
• − Mortgage interest: −$9,517
• − Property taxes: −$4,872
• − Insurance: −$850
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$4,943
• Taxable loss: −$1,038
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,839/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
• City population: 65,170
• Population (ZIP): 9,138

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 (73%)
• Race & ethnicity: White 73% Black 12% Hispanic / Latino 8% Two or more races 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Hispanic 8% Romanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 87% English-only · French/Haitian/Cajun 5% Spanish 4% Chinese 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: ▲ 40.85%
• Current HPI: 280.3184
• Rent YoY: —
• Metro: —
• 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

+181.0% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $177,000 GBAOR
• 2026-05-08 Relisted — GBAOR
• 2026-04-20 Price Changed $177,500 GBAOR
• 2026-03-30 Listed $179,900 GBAOR
• 2026-01-15 Sold (Public Records) $100,000 Public Records
• 2025-02-10 Sold (Public Records) $400,000 Public Records
• 2015-10-02 Sold (MLS) $40,000 UNYREIS
• 2015-06-01 Listed $39,900 UNYREIS
• 2015-01-03 Listed $49,900 UNYREIS
• 2014-11-28 Listed $49,900 UNYREIS
• 2014-08-12 Listed $54,900 UNYREIS
• 2011-09-01 Listed $71,500 GBAOR
• 1998-07-14 Sold (Public Records) $63,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $4,872 · -6.7% YoY. Source: county tax records.