37 Hayes Street St · Binghamton, NY 13903

$155,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 117 Days on market

Built 1899 5,662 sqft lot $99/sqft · at area comps Est $157k · at est.

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• 1% rule +6.1/10.0
• DSCR +4.6/10.0
• 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 37 Hayes Street, a well-kept home with modern touches that make it comfortable and move-in ready. Recent improvements include a new roof along with updated plumbing and electrical systems for added peace of mind. The fenced yard and covered back deck serve as a nice bonus for outdoor enjoyment. Conveniently located near local amenities, the home offers easy access to everyday needs.

Key facts

• Fenced yard
• Covered back deck
• New roof

Tags

• NEW ROOF
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEMS
• FENCED YARD
• COVERED BACK DECK
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-9 ($-105/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $141k (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: 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $155k implies a 434% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $56/mo; built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,050 (9.0% 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. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.11% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 7.5

CMA / ARV

• ARV (median comp): $157,134
• List price: $155,000
• Delta: -1.36%
• 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
61 Baldwin St	0.08mi	3/2.0	1,695 (+8%)	3mo	$185,000	$109	76
96 Evans St	0.34mi	4/2.0 (+1)	1,551 (-1%)	3mo	$120,000	$77	71
79 Pine St St	0.58mi	3/1.0	1,592 (+2%)	1mo	$132,500	$83	69
47 Burr Ave	0.49mi	4/2.0 (+1)	1,566 (-0%)	1mo	$115,000	$73	67
14 Broome St	0.20mi	3/2.0	1,749 (+12%)	1mo	$120,000	$69	66
26 Lamont St	0.41mi	4/2.0 (+1)	1,532 (-2%)	5mo	$66,000	$43	64
18 Kress St	0.72mi	3/1.0	1,620 (+3%)	2mo	$105,000	$65	60
20 Bigelow St	0.75mi	3/2.0	1,624 (+4%)	4mo	$170,000	$105	52
10 Burton Ave	0.62mi	3/1.5	1,424 (-9%)	5mo	$130,000	$91	50
220 Robinson St	0.72mi	4/1.5 (+1)	1,706 (+9%)	6mo	$90,000	$53	40
40 Howard Ave	0.70mi	4/1.5 (+1)	1,725 (+10%)	5mo	$163,000	$94	40
135 Susquehanna Street St	0.71mi	2/2.0 (-1)	1,370 (-13%)	1mo	$55,000	$40	36

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $84,068
• Equity at exit: $139,636

10-year hold

• IRR: 21.4%
• Equity multiple: 6.72×
• Total profit: $248,412
• Equity at exit: $301,131

Cash invested: $43,400 (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 →

ZIP-level market 13903

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

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$813
• Tax from tax record: −$431 /mo · $5,170/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $-9

Break-even live

Break-even rent $1,726

Max offer price $153,461

Occupancy floor 96%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	13d	1	0.71mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	43d	1	0.87mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	43d	1	0.91mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	0.94mi
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	43d	1	1.02mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	43d	1	1.03mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	13d	1	1.32mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	1.46mi
14 Dennison Ave Unit 2 Binghamton, NY	2.0	1.0	1100	$1,150	$1.05	43d	1	1.48mi

Listing history 12 events

1. 2026-06-02
   days on market $155,000 Active 117 DOM
2. 2026-06-01
   days on market $155,000 Active 116 DOM
3. 2026-05-31
   days on market $155,000 Active 115 DOM
4. 2026-05-30
   days on market $155,000 Active 114 DOM
5. 2026-05-06
   price $155,000 396-char remark

   Show marketing remark (396 chars)

   Welcome to 37 Hayes Street, a well-kept home with modern touches that make it comfortable and move-in ready. Recent improvements include a new roof along with updated plumbing and electrical systems for added peace of mind. The fenced yard and covered back deck serve as a nice bonus for outdoor enjoyment. Conveniently located near local amenities, the home offers easy access to everyday needs.

6. 2026-02-05
   listed $164,000 Active 396-char remark

   Show marketing remark (396 chars)

   Welcome to 37 Hayes Street, a well-kept home with modern touches that make it comfortable and move-in ready. Recent improvements include a new roof along with updated plumbing and electrical systems for added peace of mind. The fenced yard and covered back deck serve as a nice bonus for outdoor enjoyment. Conveniently located near local amenities, the home offers easy access to everyday needs.

7. 2025-11-10
   price $175,000
8. 2025-07-22
   price $179,000
9. 2025-07-21
   price $159,000
10. 2025-07-17
    listed $159,900 Active
11. 2006-06-09
    soldstatus $29,000
12. 2005-11-10
    listed $34,500

ⓘ 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: $5,170 · $431/mo
• Projected year-2 tax: $5,170 · $431/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 7/10 Severe FEMA zone X (shaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $20,584
• − Mortgage interest: −$8,682
• − Property taxes: −$5,170
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$4,509
• Taxable loss: −$2,513
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $499/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

+349.3% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $155,000 GBAOR
• 2026-02-05 Listed $164,000 GBAOR
• 2025-11-10 Price Changed $175,000 GBAOR
• 2025-07-22 Price Changed $179,000 GBAOR
• 2025-07-21 Price Changed $159,000 GBAOR
• 2025-07-17 Listed $159,900 GBAOR
• 2006-06-09 Sold (MLS) $29,000 GBAOR
• 2005-11-10 Listed $34,500 GBAOR

Property tax history

+4.7%/yr

Latest (2025): $5,170 · +0.9% YoY. Source: county tax records.