64 St Charles St St · Johnson City, NY 13790

$195,000

1 bd · 1.0 ba · 1,844 sqft · Other public records · 273 Days on market

Built 1880 5,450 sqft lot $106/sqft · 11% below area Est $220k · 11% under

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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).

• ARV discount +12.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Welcome to 64 St Charles! This duplex property boasts 2 separate buildings, on one parcel! The front house with 4 Beds, 1 bath & the back with 2 beds 1 bath. Large spaces, rustic feel & close to a lot of amenities! Hospital, Pharm School, Restaurants, and easy access to on and off the highway! Add this property to your portfolio today!!!

Key facts

• 2 separate buildings
• Duplex property
• Close to amenities

Tags

• DUPLEX PROPERTY
• 2 SEPARATE BUILDINGS
• CLOSE TO AMENITIES
• EASY ACCESS TO HIGHWAY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (33.0% below list).
• Recommended offer: $131k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 6.2% in Johnson City — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $195k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,731 (33.0% 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 273 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.07%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (median comp): $220,146
• List price: $195,000
• Delta: -11.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.70×
• Total profit: $92,657
• Equity at exit: $175,671

10-year hold

• IRR: 19.9%
• Equity multiple: 6.61×
• Total profit: $306,125
• Equity at exit: $378,842

Cash invested: $54,600 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,307 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-322

Break-even live

Break-even rent $1,714

Max offer price $138,201

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 Main St Unit 2 Johnson City, NY	2.0	1.0	1650	$1,650	$1.00	13d	1	0.29mi

Listing history 24 events

1. 2026-06-19
   days on market $195,000 Active 273 DOM
2. 2026-06-18
   days on market $195,000 Active 272 DOM
3. 2026-06-17
   days on market $195,000 Active 271 DOM
4. 2026-06-16
   days on market $195,000 Active 270 DOM
5. 2026-06-15
   days on market $195,000 Active 269 DOM
6. 2026-06-14
   days on market $195,000 Active 267 DOM
7. 2026-06-13
   days on market $195,000 Active 266 DOM
8. 2026-06-10
   days on market $195,000 Active 264 DOM
9. 2026-06-09
   days on market $195,000 Active 263 DOM
10. 2026-06-08
    days on market $195,000 Active 262 DOM
11. 2026-06-07
    days on market $195,000 Active 261 DOM
12. 2026-06-05
    days on market $195,000 Active 258 DOM
13. 2026-06-03
    days on market $195,000 Active 257 DOM
14. 2026-06-02
    days on market $195,000 Active 256 DOM
15. 2026-06-01
    days on market $195,000 Active 255 DOM
16. 2026-05-31
    days on market $195,000 Active 254 DOM
17. 2026-05-30
    days on market $195,000 Active 253 DOM
18. 2026-04-28
    price $195,000 355-char remark

    Show marketing remark (355 chars)

    Welcome to 64 St Charles! This duplex property boasts 2 separate buildings, on one parcel! The front house with 4 Beds, 1 bath & the back with 2 beds 1 bath. Large spaces, rustic feel & close to a lot of amenities! Hospital, Pharm School, Restaurants, and easy access to on and off the highway! Add this property to your portfolio today!!!

19. 2026-03-23
    price $215,000 355-char remark

    Show marketing remark (355 chars)

    Welcome to 64 St Charles! This duplex property boasts 2 separate buildings, on one parcel! The front house with 4 Beds, 1 bath & the back with 2 beds 1 bath. Large spaces, rustic feel & close to a lot of amenities! Hospital, Pharm School, Restaurants, and easy access to on and off the highway! Add this property to your portfolio today!!!

20. 2026-02-09
    price $220,000 355-char remark

    Show marketing remark (355 chars)

    Welcome to 64 St Charles! This duplex property boasts 2 separate buildings, on one parcel! The front house with 4 Beds, 1 bath & the back with 2 beds 1 bath. Large spaces, rustic feel & close to a lot of amenities! Hospital, Pharm School, Restaurants, and easy access to on and off the highway! Add this property to your portfolio today!!!

21. 2025-09-19
    listed $225,000 Active 355-char remark

    Show marketing remark (355 chars)

    Welcome to 64 St Charles! This duplex property boasts 2 separate buildings, on one parcel! The front house with 4 Beds, 1 bath & the back with 2 beds 1 bath. Large spaces, rustic feel & close to a lot of amenities! Hospital, Pharm School, Restaurants, and easy access to on and off the highway! Add this property to your portfolio today!!!

22. 2024-11-25
    soldstatus $70,000
23. 2018-09-12
    soldstatus $100,000
24. 2000-09-22
    soldstatus $42,000

ⓘ 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: $3,005 · $250/mo
• Projected year-2 tax: $3,150 · $263/mo
• Expected delta: +$145/yr (+$12/mo · 4.8%)

ⓘ 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 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,688
• − Mortgage interest: −$10,923
• − Property taxes: −$3,005
• − Insurance: −$975
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$5,673
• Taxable loss: −$7,398
• Est. tax savings @ 24.0%: +$1,776
• After-tax cash flow: $-2,083/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

+364.3% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $195,000 GBAOR
• 2026-03-23 Price Changed $215,000 GBAOR
• 2026-02-09 Price Changed $220,000 GBAOR
• 2025-09-19 Listed $225,000 GBAOR
• 2024-11-25 Sold (Public Records) $70,000 Public Records
• 2018-09-12 Sold (Public Records) $100,000 Public Records
• 2000-09-22 Sold (Public Records) $42,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $3,005 · +1.7% YoY. Source: county tax records.