13 Jay St St · Johnson City, NY 13790

$149,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 4 Days on market

Built 1939 5,280 sqft lot Est $159k · 6% under

---

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 +16.0/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• 1% rule +5.7/10.0
• DSCR +4.9/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 3-bed, 1.5-bath home nestled on a quiet street features an open floor plan flooded with natural light, a full walk-up attic, and a basement with off-ground storage. The large WC/laundry leads to a back deck that overlooks the fenced-in yard and above-ground pool (Included as-is) When the weather turns cool, stay comfy with the efficient forced hot air system. C/A unit is installed, but needs repairs/replacement to function. Upstairs, you’ll find 3 inviting bedrooms, each featuring ample natural light, overhead lighting, closets, and hardwood floors. Staircase to attic is located in the upper bathroom. All appliances, even the new fridge and washer are included. Addt'l features include a water softener that’s under 14 years old, basement electric system and furnace both replaced in 2011, and the hot water heater is less than 3 years old. (Still under warranty. ) This lovely home is ready to welcome YOU and sells as-is. Don’t miss the opportunity to make it yours!

Key facts

• 5,280 sq ft lot
• Built 1939
• Listed 4 days

Property features AI

Finance

• Other: Lot is level with dimensions approximately 40 x 132

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels (2-story)
• Construction: Above-grade finished living area reported
• Exterior features: Covered porch; Deck; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Range hood
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Insulated windows; Water softener; Exhaust fan
• Laundry & utility: Washer; Dryer; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $74 ($889/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).

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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 32% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y ago 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 $105k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $159,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Zoa Ave	0.33mi	3/1.5	1,256 (-1%)	4mo	$104,000	$83	77
163 N Hudson St N	0.43mi	3/2.0	1,248 (-2%)	4mo	$175,000	$140	69
107 N Baldwin St	0.27mi	4/2.0 (+1)	1,248 (-2%)	9mo	$84,000	$67	68
110 Academy St	0.39mi	3/1.0	1,196 (-6%)	5mo	$150,000	$125	67
46 N Arch St	0.30mi	3/1.5	1,404 (+10%)	3mo	$171,000	$122	65
45 Sunset Dr	0.60mi	3/1.0	1,196 (-6%)	3mo	$178,000	$149	60
9 Endwell St	0.64mi	3/1.5	1,200 (-6%)	6mo	$145,000	$121	53
29 N Arch St	0.27mi	2/1.0 (-1)	1,092 (-14%)	6mo	$145,000	$133	53
284 Harry L. Dr	0.26mi	4/1.0 (+1)	1,464 (+15%)	7mo	$40,000	$27	52
133 Academy St	0.46mi	3/1.5	1,400 (+10%)	10mo	$187,000	$134	52
10 Poland Ave	0.68mi	3/1.0	1,140 (-10%)	6mo	$165,000	$145	46
50 Crocker Ave	0.70mi	4/2.0 (+1)	1,411 (+11%)	7mo	$150,000	$106	34

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: 27.9%
• Equity multiple: 3.26×
• Total profit: $94,409
• Equity at exit: $134,231

10-year hold

• IRR: 26.1%
• Equity multiple: 8.08×
• Total profit: $295,413
• Equity at exit: $289,474

Cash invested: $41,720 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,594 high
• Mortgage (P&I): −$781
• Tax from tax record: −$342 /mo · $4,098/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $74

Break-even live

Break-even rent $1,500

Max offer price $149,000

Occupancy floor 90%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 16 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	0.41mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.60mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.70mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.87mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	21d	1	0.87mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	21d	1	0.99mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	13d	1	1.00mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.08mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	1.16mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	1.22mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	13d	1	1.24mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	1.30mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	43d	1	1.43mi
436 Glenwood Rd Binghamton, NY	1.0–2.0	1.0–1.5	1100	$1,360	$1.24	13d	1	1.44mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	1.45mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	1.45mi

Listing history 16 events

1. 2026-05-10
   status Pending
2. 2026-05-06
   listed $149,000 Active
3. 2025-08-02
   historical $1,700
4. 2025-06-20
   listed $1,700
5. 2025-05-28
   soldstatus $105,000
6. 2025-05-19
   soldstatus $105,000 Closed 1010-char remark

   Show marketing remark (1010 chars)

   This charming 3-bed, 1.5-bath home nestled on a quiet street features an open floor plan flooded with natural light, a full walk-up attic, and a basement with off-ground storage. The large WC/laundry leads to a back deck that overlooks the fenced-in yard and above-ground pool (Included as-is) When the weather turns cool, stay comfy with the efficient forced hot air system. C/A unit is installed, but needs repairs/replacement to function. Upstairs, you’ll find 3 inviting bedrooms, each featuring ample natural light, overhead lighting, closets, and hardwood floors. Staircase to attic is located in the upper bathroom. All appliances, even the new fridge and washer are included. Addt'l features include a water softener that’s under 14 years old, basement electric system and furnace both replaced in 2011, and the hot water heater is less than 3 years old. (Still under warranty. ) This lovely home is ready to welcome YOU and sells as-is. Don’t miss the opportunity to make it yours!

7. 2025-04-07
   status Pending 1010-char remark

   Show marketing remark (1010 chars)

   This charming 3-bed, 1.5-bath home nestled on a quiet street features an open floor plan flooded with natural light, a full walk-up attic, and a basement with off-ground storage. The large WC/laundry leads to a back deck that overlooks the fenced-in yard and above-ground pool (Included as-is) When the weather turns cool, stay comfy with the efficient forced hot air system. C/A unit is installed, but needs repairs/replacement to function. Upstairs, you’ll find 3 inviting bedrooms, each featuring ample natural light, overhead lighting, closets, and hardwood floors. Staircase to attic is located in the upper bathroom. All appliances, even the new fridge and washer are included. Addt'l features include a water softener that’s under 14 years old, basement electric system and furnace both replaced in 2011, and the hot water heater is less than 3 years old. (Still under warranty. ) This lovely home is ready to welcome YOU and sells as-is. Don’t miss the opportunity to make it yours!

8. 2025-03-31
   listed $101,000 Active 1010-char remark

   Show marketing remark (1010 chars)

   This charming 3-bed, 1.5-bath home nestled on a quiet street features an open floor plan flooded with natural light, a full walk-up attic, and a basement with off-ground storage. The large WC/laundry leads to a back deck that overlooks the fenced-in yard and above-ground pool (Included as-is) When the weather turns cool, stay comfy with the efficient forced hot air system. C/A unit is installed, but needs repairs/replacement to function. Upstairs, you’ll find 3 inviting bedrooms, each featuring ample natural light, overhead lighting, closets, and hardwood floors. Staircase to attic is located in the upper bathroom. All appliances, even the new fridge and washer are included. Addt'l features include a water softener that’s under 14 years old, basement electric system and furnace both replaced in 2011, and the hot water heater is less than 3 years old. (Still under warranty. ) This lovely home is ready to welcome YOU and sells as-is. Don’t miss the opportunity to make it yours!

9. 2023-01-09
   status Pending
10. 2022-12-29
    listed $109,900 Active
11. 2017-07-26
    soldstatus $72,872
12. 2017-07-24
    soldstatus $72,872
13. 2017-03-31
    listed $74,900
14. 2016-06-30
    listed $79,900
15. 2010-12-01
    soldstatus $70,000
16. 1998-07-28
    soldstatus $49,000

ⓘ 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: $4,098 · $342/mo
• Projected year-2 tax: $4,098 · $342/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 6/10 Major FEMA zone X · 67% 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: $19,125
• − Mortgage interest: −$8,346
• − Property taxes: −$4,098
• − Insurance: −$745
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$4,335
• Taxable loss: −$1,459
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $1,239/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

+204.1% since first listed

16 events — show timeline

• 2026-05-10 Pending — GBAOR
• 2026-05-06 Listed $149,000 GBAOR
• 2025-08-02 Rental Removed $1,700 GBAOR
• 2025-06-20 Listed for Rent $1,700 GBAOR
• 2025-05-28 Sold (Public Records) $105,000 Public Records
• 2025-05-19 Sold (MLS) $105,000 GBAOR
• 2025-04-07 Pending — GBAOR
• 2025-03-31 Listed $101,000 GBAOR
• 2023-01-09 Pending — GBAOR
• 2022-12-29 Listed $109,900 GBAOR
• 2017-07-26 Sold (Public Records) $72,872 Public Records
• 2017-07-24 Sold (MLS) $72,872 GBAOR
• 2017-03-31 Listed $74,900 GBAOR
• 2016-06-30 Listed $79,900 GBAOR
• 2010-12-01 Sold (Public Records) $70,000 Public Records
• 1998-07-28 Sold (Public Records) $49,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,098 · +1.7% YoY. Source: county tax records.