223 Hudson St St · Johnson City, NY 13790

$189,900

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 8 Days on market

Built 1938 4,791 sqft lot Est $135k · 41% over

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Why this score? — see what drove the D+ 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 +13.2/30.0
• Appreciation +10.0/10.0
• Rent growth +4.9/5.0
• 1% rule +4.3/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Student housing investment opportunity currently leased to students for $2,600 per month through 2027, providing immediate cash flow. The existing 4-bedroom, 2-bathroom layout offers potential for a 5th bedroom conversion. This fully furnished home features spacious living and dining areas, a bright enclosed sun porch, stainless steel appliances, first-floor laundry plus additional laundry in the basement, and a WiFi-controlled smart thermostat. Generous bedroom sizes, ample closet space, basement storage, and a functional layout support strong tenant appeal. Additional features include a detached garage, off-street parking, and backyard space. Conveniently located near Binghamton Universit

Key facts

• Off street parking
• Fully furnished home
• First-floor laundry

Tags

• FULLY FURNISHED HOME
• BRIGHT ENCLOSED SUN PORCH
• STAINLESS STEEL APPLIANCES
• FIRST-FLOOR LAUNDRY
• DETACHED GARAGE
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Detached garage with driveway (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories; Residential property
• Construction: Wood siding; Built-up above-grade finished area (information provided)
• Exterior features: Deck, Enclosed deck, Porch; Fenced, Level lot

Interior

• Kitchen: Range, Free-Standing Range, Dishwasher, Refrigerator
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Hardwood, Tile, Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Range, Free-Standing Range, Dishwasher, Refrigerator, Washer, Dryer, Gas water heater; Hardwood floors, Tile, Vinyl; Basement
• Laundry & utility: Washer and Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-4 ($-49/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (7.4% below list).
• Recommended offer: $176k (7.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Johnson City Elementary/Primary School (496 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 14 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 36% 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $33k; list at $190k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,902 (7.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.93% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Elizabeth St	0.11mi	3/2.5 (-1)	1,480 (+5%)	2mo	$190,000	$128	77
129 Ackley Ave	0.32mi	4/1.5	1,460 (+4%)	4mo	$160,000	$110	73
41 Elizabeth St	0.11mi	3/1.0 (-1)	1,312 (-7%)	6mo	$126,000	$96	70
446 Grand Ave	0.44mi	3/2.0 (-1)	1,364 (-3%)	1mo	$100,000	$73	69
43 Haynes Ave	0.44mi	4/1.5	1,360 (-3%)	5mo	$155,000	$114	68
20 Brown St	0.69mi	3/2.0 (-1)	1,386 (-1%)	0mo	$95,000	$69	60
95 Thomas St	0.49mi	3/2.0 (-1)	1,488 (+6%)	2mo	$131,978	$89	60
12 Eldridge Ave	0.44mi	3/1.5 (-1)	1,518 (+8%)	4mo	$132,000	$87	56
3 Banks Ave Ave	0.41mi	3/1.5 (-1)	1,248 (-11%)	0mo	$190,000	$152	55
32 Haynes Ave	0.43mi	3/1.0 (-1)	1,518 (+8%)	5mo	$95,000	$63	54
19 Stokes Ave	0.67mi	3/1.0 (-1)	1,369 (-2%)	5mo	$175,000	$128	52
119 Lincoln Ave	0.53mi	3/1.0 (-1)	1,248 (-11%)	5mo	$120,000	$96	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.12×
• Total profit: $112,535
• Equity at exit: $171,077

10-year hold

• IRR: 24.4%
• Equity multiple: 7.67×
• Total profit: $354,785
• Equity at exit: $368,934

Cash invested: $53,172 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$996
• Tax from tax record: −$319 /mo · $3,825/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-4

Break-even live

Break-even rent $1,764

Max offer price $189,174

Occupancy floor 95%

Sensitivity live

Price	-10% $103	-5% $50	+0% $-4	+5% $-58	+10% $-112
Rent	-10% $-143	-5% $-74	+0% $-4	+5% $65	+10% $135
Rate	-1.0pp $92	-0.5pp $44	base $-4	+0.5pp $-53	+1.0pp $-103

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.26mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.38mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.43mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.60mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.60mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	44d	1	0.93mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	0.93mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	44d	1	1.01mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	13d	1	1.08mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	44d	1	1.09mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	44d	1	1.13mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	44d	1	1.27mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	1.30mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	44d	1	1.30mi

Listing history 8 events

1. 2026-06-19
   days on market $189,900 Active 8 DOM
2. 2026-06-18
   days on market $189,900 Active 7 DOM
3. 2026-06-17
   days on market $189,900 Active 6 DOM
4. 2026-06-16
   days on market $189,900 Active 5 DOM
5. 2026-06-15
   days on market $189,900 Active 4 DOM
6. 2026-06-14
   days on market $189,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $189,900 Active 1 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: $3,825 · $319/mo
• Projected year-2 tax: $3,825 · $319/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $21,108
• − Mortgage interest: −$10,637
• − Property taxes: −$3,825
• − Insurance: −$950
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$5,524
• Taxable loss: −$3,205
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $720/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

+1595.5% since first listed

5 events — show timeline

• 2026-06-11 Listed $189,900 GBAOR
• 2026-03-05 Rental Removed $2,600 GBAOR
• 2026-02-04 Listed for Rent $2,600 GBAOR
• 2006-02-10 Sold (Public Records) $33,000 Public Records
• 1999-03-25 Sold (Public Records) $11,200 Public Records

Property tax history

+1.9%/yr

Latest (2025): $3,825 · +1.7% YoY. Source: county tax records.