90 Gaylord St · Binghamton, NY 13904

$130,000

4 bd · 2.0 ba · 1,630 sqft · MultiFamily public records · 101 Days on market

Built 1920 Fair condition 6,098 sqft lot $80/sqft · 41% below area Est $219k · 41% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great income property! This beautiful two family offers tons of updates including a new furnace in December of 2014, new electric panel & meter in July of 2015, new water heater and chimney liner both put in April of 2020. Conveniently located close to shopping, food, schools and bus line. Call your agent today to set up an appointment to see this house!!

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive. Per door: $472/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% 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: 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: Calvin Coolidge School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 312 students, 72% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL).
• Zoned-school proficiency averages 54% at this address vs 37% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Binghamton City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 50 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.78% ✓
• Cap rate: 15.01%
• Cash-on-cash: 31.12%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $218,833
• List price: $130,000
• Delta: -40.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Montgomery St	0.69mi	4/2.0	1,640 (+1%)	8mo	$150,000	$91	60
12 Oliver St	0.58mi	4/2.0	1,776 (+9%)	5mo	$70,000	$39	54
90 Broad Ave	0.34mi	4/2.0	1,872 (+15%)	7mo	$230,000	$123	53
92 Broad Ave	0.35mi	4/2.0	1,848 (+13%)	20mo	$190,000	$103	45
29 Griswold St	0.61mi	5/2.0 (+1)	1,824 (+12%)	5mo	$60,000	$33	43

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: 48.0%
• Equity multiple: 4.60×
• Total profit: $130,958
• Equity at exit: $117,114

10-year hold

• IRR: 41.8%
• Equity multiple: 10.30×
• Total profit: $338,415
• Equity at exit: $252,561

Cash invested: $36,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $142,000 ($82/sqft)
• Median days on market: 40 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +64.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13904

• Home prices YoY: 17.1%
• Active inventory: 50
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,314 high
• Mortgage (P&I): −$682
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $944

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,314
Total (2 units)			$2,314

Break-even live

Break-even rent $1,119

Max offer price $130,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,018	-5% $981	+0% $944	+5% $907	+10% $871
Rent	-10% $761	-5% $853	+0% $944	+5% $1,036	+10% $1,127
Rate	-1.0pp $1,010	-0.5pp $977	base $944	+0.5pp $910	+1.0pp $876

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Louisa St Binghamton, NY	1.0	1.0	600	$950	$1.58	62d	1	0.29mi
147 E Frederick St Binghamton, NY	2.0	1.0	800	$1,200	$1.50	62d	1	0.34mi
310 Robinson St Unit Na Binghamton, NY	1.0	1.0	—	$1,000	—	62d	1	0.37mi
30 Griswold St Unit 2N Binghamton, NY	2.0	1.0	—	$950	—	62d	1	0.60mi
31 Griswold St Unit 2 Rear Binghamton, NY	1.0	1.0	—	$850	—	93d	1	0.62mi
64 Jackson St Apt 1L Binghamton, NY	2.0	1.0	—	$1,000	—	70d	1	1.01mi
1 Sturges St #2 Binghamton, NY	2.0	1.0	800	$1,200	$1.50	62d	1	1.05mi
14 Dennison Ave Unit 2 Binghamton, NY	2.0	1.0	1100	$1,150	$1.05	93d	1	1.06mi
27 Tompkins St Unit 9 Binghamton, NY	2.0	1.0	950	$950	$1.00	93d	1	1.06mi
27 Tompkins St Unit 10 Binghamton, NY	2.0	1.0	950	$1,050	$1.11	70d	1	1.06mi
30 Doubleday St Unit 4 Binghamton, NY	2.0	1.0	—	$1,100	—	93d	1	1.13mi
26 Doubleday St Binghamton, NY	2.0	1.0	1000	$1,350	$1.35	93d	1	1.15mi
26 Doubleday St #2 Binghamton, NY	2.0	1.0	850	$1,400	$1.65	93d	1	1.15mi
274 Chenango St Unit 1 Binghamton, NY	1.0	1.0	850	$1,200	$1.41	93d	1	1.22mi
274 Chenango St Unit 4 Binghamton, NY	1.0	1.0	550	$950	$1.73	62d	1	1.22mi
226 Court St Unit 10 Binghamton, NY	2.0	1.0	—	$1,100	—	62d	1	1.23mi
14 Way St Unit 3 Binghamton, NY	1.0	1.0	—	$850	—	62d	1	1.35mi
198 Court St Unit 6 Binghamton, NY	2.0	1.0	700	$1,350	$1.93	70d	1	1.37mi
198 Court St Unit 6 Binghamton, NY	2.0	1.0	550	$1,350	$2.45	93d	1	1.37mi
198 Court St Unit 10 Binghamton, NY	2.0	1.0	550	$1,250	$2.27	93d	1	1.37mi
198 Court St Unit 10 Binghamton, NY	2.0	1.0	700	$1,200	$1.71	70d	1	1.37mi
198 Court St Unit 11 Binghamton, NY	2.0	1.0	550	$1,300	$2.36	93d	1	1.37mi
120 Henry St Unit 2 Binghamton, NY	2.0	1.0	—	$1,300	—	93d	1	1.40mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	62d	1	1.41mi

Property features AI

Finance

• Other: Zoned 2-family residential
• Financial info: Two rental units with listed rents of $900 for one unit (actual/total rent shown)

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerCable available
• Home design: Residential income propertyDuplex
• Construction: Vinyl siding
• Exterior features: Enclosed porchPorchLevel lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heatingHas cooling (ceiling fan(s))
• Interior features: Gas water heaterCeiling fan(s)
• Laundry & utility: Washer hookupBasement present

Listing history 50 events

1. 2026-08-08
   days on market $130,000 Active 101 DOM
2. 2026-08-07
   days on market $130,000 Active 100 DOM
3. 2026-08-06
   days on market $130,000 Active 99 DOM
4. 2026-08-05
   days on market $130,000 Active 98 DOM
5. 2026-08-04
   days on market $130,000 Active 97 DOM
6. 2026-08-03
   days on market $130,000 Active 96 DOM
7. 2026-07-31
   days on market $130,000 Active 93 DOM
8. 2026-07-30
   days on market $130,000 Active 92 DOM
9. 2026-07-29
   days on market $130,000 Active 91 DOM
10. 2026-07-27
    days on market $130,000 Active 89 DOM
11. 2026-07-25
    days on market $130,000 Active 87 DOM
12. 2026-07-24
    days on market $130,000 Active 86 DOM
13. 2026-07-23
    days on market $130,000 Active 85 DOM
14. 2026-07-22
    days on market $130,000 Active 84 DOM
15. 2026-07-21
    days on market $130,000 Active 83 DOM
16. 2026-07-18
    days on market $130,000 Active 80 DOM
17. 2026-07-16
    days on market $130,000 Active 78 DOM
18. 2026-07-16
    days on market $130,000 Active 77 DOM
19. 2026-07-14
    days on market $130,000 Active 76 DOM
20. 2026-07-13
    days on market $130,000 Active 75 DOM
21. 2026-07-12
    days on market $130,000 Active 74 DOM
22. 2026-07-11
    days on market $130,000 Active 73 DOM
23. 2026-07-10
    days on market $130,000 Active 72 DOM
24. 2026-07-09
    days on market $130,000 Active 71 DOM
25. 2026-07-08
    days on market $130,000 Active 70 DOM
26. 2026-07-07
    days on market $130,000 Active 69 DOM
27. 2026-07-06
    days on market $130,000 Active 68 DOM
28. 2026-07-05
    days on market $130,000 Active 67 DOM
29. 2026-07-04
    days on market $130,000 Active 66 DOM
30. 2026-07-03
    days on market $130,000 Active 65 DOM
31. 2026-07-02
    days on market $130,000 Active 64 DOM
32. 2026-07-01
    days on market $130,000 Active 63 DOM
33. 2026-06-30
    days on market $130,000 Active 62 DOM
34. 2026-06-29
    days on market $130,000 Active 61 DOM
35. 2026-06-28
    days on market $130,000 Active 60 DOM
36. 2026-06-28
    days on market $130,000 Active 59 DOM
37. 2026-06-27
    days on market $130,000 Active 58 DOM
38. 2026-06-25
    pricedays on market $130,000 Active 56 DOM
39. 2026-06-23
    days on market $135,000 Active 54 DOM
40. 2026-06-21
    days on market $135,000 Active 53 DOM
41. 2026-06-19
    days on market $135,000 Active 51 DOM
42. 2026-06-18
    days on market $135,000 Active 50 DOM
43. 2026-06-17
    days on market $135,000 Active 49 DOM
44. 2026-06-16
    days on market $135,000 Active 48 DOM
45. 2026-06-15
    days on market $135,000 Active 47 DOM
46. 2026-06-14
    days on market $135,000 Active 45 DOM
47. 2026-06-13
    days on market $135,000 Active 44 DOM
48. 2026-06-10
    days on market $135,000 Active 42 DOM
49. 2026-06-09
    days on market $135,000 Active 41 DOM
50. 2026-06-08
    days on market $135,000 Active 40 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: $1,777 · $148/mo
• Projected year-2 tax: $1,987 · $166/mo
• Expected delta: +$210/yr (+$18/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $27,768
• − Mortgage interest: −$7,282
• − Property taxes: −$1,777
• − Insurance: −$650
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − Depreciation: −$3,782
• Taxable income: $9,835
• Est. tax owed @ 24.0%: −$2,360
• After-tax cash flow: $8,969/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $40,750–$73,350 screening

This multi-family property requires significant exterior repairs and maintenance to improve its condition and value. Immediate attention to the roof, siding, and landscaping is recommended.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint can improve curb appeal and value ↑
• Both prune and maintain landscaping — Well-maintained landscaping enhances curb appeal and property value ↑
• Both repair and paint roof — A new roof and fresh paint can significantly increase the property's value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Calvin Coolidge School F NY #1,646/2,108 Nat'l #24,950/41,679 Middle East Middle School F NY #693/729 Nat'l #12,247/14,009 High Binghamton High School A- NY #631/1,100 Nat'l #1,551/17,239

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

B Composite livability gradescore 78/100

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 · 187,989 people
• City population: 65,170
• Metro: Binghamton, NY
• Population (ZIP): 9,138
• Household income: $56,794
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 17% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Zoned 2-family residential
• Financial info: Two rental units with listed rents of $900 for one unit (actual/total rent shown)

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerCable available
• Home design: Residential income propertyDuplex
• Construction: Vinyl siding
• Exterior features: Enclosed porchPorchLevel lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Two 2-bedroom units
• Flooring: CarpetVinyl
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heatingHas cooling (ceiling fan(s))
• Interior features: Gas water heaterCeiling fan(s)
• Laundry & utility: Washer hookupBasement present

Price history

+125.4% since first listed

9 events — show timeline

• 2026-05-12 Price Changed $135,000 GBAOR
• 2026-04-29 Listed $145,000 GBAOR
• 2025-05-13 Listed $160,000 GBAOR
• 2022-02-02 Sold (Public Records) $80,000 Public Records
• 2022-01-28 Sold (MLS) $80,000 GBAOR
• 2021-09-30 Listed $89,900 GBAOR
• 2018-08-18 Listed $65,000 GBAOR
• 2014-09-05 Sold (MLS) $55,000 GBAOR
• 2014-02-09 Listed $59,900 GBAOR

Property tax history

-8.1%/yr

Latest (2022): $1,777 · -67.2% YoY. Source: county tax records.