36 Acre Pl · Binghamton, NY 13904

$455,000

4 bd · 3.0 ba · 2,128 sqft · MultiFamily public records · 9 Days on market

Built 2010 1.00 ac lot $214/sqft · 252% above area

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

KIRKWOOD! 3 UNITS IN 2 BUILDINGS, ON ONE DEED! An almost-new single-family house and an updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in backyard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The totally rebuilt, renovated 2-family in the front. There is plenty of paved parking. These modern apartments will generate strong income, making it a great investment property. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

Key facts

• Spacious living area
• Radiant heat
• 2 car garage

Tags

• 2 CAR GARAGE
• SPACIOUS LIVING AREA
• OVERSIZED GARAGE LEVEL
• CENTRAL AIR CONDITIONING
• RADIANT HEAT
• DEEP FENCED IN BACK YARD

Property features AI

Exterior

• Parking: Attached heated garage with 2 spaces; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Garden; Level, landscaped lot; Fenced yard; Workshop; Patio and covered porch

Interior

• Kitchen: Refrigerator; Electric and gas water heaters
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Cooling (other); Baseboard heat; Forced air heat; Radiant heat
• Interior features: Cathedral and vaulted ceilings; Insulated windows; Partial basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $455k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (62.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (63.6% below list).
• Recommended offer: $166k (63.6% below list) — sets the bar for 1% rule.
• Cap rate 2.0% vs local median 6.4% in Binghamton — 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 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.
• Windsor Central School District (rural): math 58% / reading 63% proficiency, ranked #236 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Floyd Bell Elementary School (math 62% / reading 67%, grade B, #591 of 2,108 statewide, top 31%, 271 students, 45% FRL).
• Market conditions: 41 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 $49k of equity ($3k loan paydown + $46k 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 ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 5y 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 $373k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $165,777 (63.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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 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: 0.36% ✗
• Cap rate: 2.04%
• Cash-on-cash: -15.17%
• DSCR: 0.32
• GRM: 22.9

CMA / ARV

• ARV (median comp): $173,625
• List price: $455,000
• Delta: 170.70%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 2.14×
• Total profit: $145,096
• Equity at exit: $409,900

10-year hold

• IRR: 13.8%
• Equity multiple: 4.99×
• Total profit: $507,741
• Equity at exit: $883,965

Cash invested: $127,400 (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 13904

• Home prices YoY: 17.1%
• Active inventory: 41
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$2,386
• Tax from tax record: −$345 /mo · $4,138/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-1,611

Break-even live

Break-even rent $3,697

Max offer price $170,435

Occupancy floor —

Sensitivity live

Price	-10% $-1,353	-5% $-1,482	+0% $-1,611	+5% $-1,740	+10% $-1,868
Rent	-10% $-1,742	-5% $-1,676	+0% $-1,611	+5% $-1,545	+10% $-1,480
Rate	-1.0pp $-1,382	-0.5pp $-1,495	base $-1,611	+0.5pp $-1,729	+1.0pp $-1,849

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $455,000 Active 9 DOM
2. 2026-06-18
   days on market $455,000 Active 8 DOM
3. 2026-06-17
   days on market $455,000 Active 7 DOM
4. 2026-06-16
   days on market $455,000 Active 6 DOM
5. 2026-06-15
   days on market $455,000 Active 5 DOM
6. 2026-06-14
   days on market $455,000 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $455,000 Active 2 DOM
8. 2026-06-10
   days on market $470,000 Active 29 DOM

   Show marketing remark (885 chars)

   KIRKWOOD! 3 UNITS IN 2 BUILDINGS, ON ONE DEED! An almost-new single-family house and an updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in backyard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The totally rebuilt, renovated 2-family in the front. There is plenty of paved parking. These modern apartments will generate strong income, making it a great investment property. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

9. 2026-06-09
   days on market $470,000 Active 28 DOM
10. 2026-06-08
    days on market $470,000 Active 27 DOM
11. 2026-06-07
    days on market $470,000 Active 26 DOM
12. 2026-06-03
    days on market $470,000 Active 22 DOM
13. 2026-06-02
    days on market $470,000 Active 21 DOM
14. 2026-06-01
    days on market $470,000 Active 20 DOM
15. 2026-05-31
    days on market $470,000 Active 19 DOM
16. 2026-05-30
    days on market $470,000 Active 18 DOM
17. 2026-05-11
    listed $470,000 Active 885-char remark

    Show marketing remark (885 chars)

    KIRKWOOD! 3 UNITS IN 2 BUILDINGS, ON ONE DEED! An almost-new single-family house and an updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in backyard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The totally rebuilt, renovated 2-family in the front. There is plenty of paved parking. These modern apartments will generate strong income, making it a great investment property. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

18. 2025-12-03
    soldstatus $373,000
19. 2025-11-20
    soldstatus $373,000 Closed 961-char remark

    Show marketing remark (961 chars)

    2 HOUSES! AN ALMOST NEW single-family house and a updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in back-yard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The completely renovated 2-family in the front was a with one bedroom each. There is plenty of paved parking. These modern apartments will generate strong income to offset your mortgage payment. It also makes a great investment property. When you break it down, this is an excellent price. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

20. 2025-11-20
    soldstatus $373,000 Closed

    Show marketing remark (961 chars)

    2 HOUSES! AN ALMOST NEW single-family house and a updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in back-yard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The completely renovated 2-family in the front was a with one bedroom each. There is plenty of paved parking. These modern apartments will generate strong income to offset your mortgage payment. It also makes a great investment property. When you break it down, this is an excellent price. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

21. 2025-10-19
    status Pending 961-char remark

    Show marketing remark (961 chars)

    2 HOUSES! AN ALMOST NEW single-family house and a updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in back-yard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The completely renovated 2-family in the front was a with one bedroom each. There is plenty of paved parking. These modern apartments will generate strong income to offset your mortgage payment. It also makes a great investment property. When you break it down, this is an excellent price. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

22. 2025-10-19
    status Pending

    Show marketing remark (961 chars)

    2 HOUSES! AN ALMOST NEW single-family house and a updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in back-yard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The completely renovated 2-family in the front was a with one bedroom each. There is plenty of paved parking. These modern apartments will generate strong income to offset your mortgage payment. It also makes a great investment property. When you break it down, this is an excellent price. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

23. 2025-09-29
    listed $350,000 Active
24. 2025-09-19
    listed $350,000 Active 961-char remark

    Show marketing remark (961 chars)

    2 HOUSES! AN ALMOST NEW single-family house and a updated 2-family on the same deed. WINDSOR SCHOOLS! Built for owner-occupancy by a talented builder who didn't miss a detail. The owner's residence features a 2-car garage and a spacious living area on the second level. The garage level is oversized and designed to be converted into additional living space. Central air conditioning and the concrete floors have radiant heat. There is a deep, fenced-in back-yard with fruit trees, blueberries, raspberries, and well-landscaped. Concrete patio. The completely renovated 2-family in the front was a with one bedroom each. There is plenty of paved parking. These modern apartments will generate strong income to offset your mortgage payment. It also makes a great investment property. When you break it down, this is an excellent price. YouTube has a video, just search this address. Easy access to I-81 and 17, Close to Employers, Golf, minutes to everywhere.

25. 2022-04-15
    historical
26. 2022-04-15
    historical
27. 2021-08-12
    listed $350,000
28. 2021-08-11
    listed $350,000
29. 2021-08-11
    listed $350,000
30. 2021-08-11
    listed Active
31. 2021-08-10
    historical
32. 2021-02-24
    listed $375,000

ⓘ 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: $4,138 · $345/mo
• Projected year-2 tax: $5,914 · $493/mo
• Expected delta: +$1,776/yr (+$148/mo · 42.9%)

ⓘ 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 1/10 Low
• 🌡 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: $19,893
• − Mortgage interest: −$25,487
• − Property taxes: −$4,138
• − Insurance: −$2,275
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$13,236
• Taxable loss: −$28,426
• Est. tax savings @ 24.0%: +$6,822
• After-tax cash flow: $-12,508/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: Windsor Central School District
• NCES district ID: 3602730
• Math proficiency: 58% ▼ -8.00%
• Reading proficiency: 63% ▲ 4.00%
• Median HH income: $51,341
• Composite: 51.6/100
• National rank: #1707
• State rank: #236 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

• City population: 65,170
• Population (ZIP): 9,138

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 (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%

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

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

+21.3% since first listed

18 events — show timeline

• 2026-06-10 Listed $455,000 GBAOR
• 2026-06-10 Price Changed $455,000 GBAOR
• 2026-05-11 Listed $470,000 GBAOR
• 2025-12-03 Sold (Public Records) $373,000 Public Records
• 2025-11-20 Sold (MLS) $373,000 GBAOR
• 2025-11-20 Sold (MLS) $373,000 GBAOR
• 2025-10-19 Pending — GBAOR
• 2025-10-19 Pending — GBAOR
• 2025-09-29 Listed $350,000 GBAOR
• 2025-09-19 Listed $350,000 GBAOR
• 2022-04-15 Listing Removed — CNYIS
• 2022-04-15 Listing Removed — UNYREIS
• 2021-08-12 Listed $350,000 CNYIS
• 2021-08-11 Listed — ODBOR
• 2021-08-11 Listed $350,000 UNYREIS
• 2021-08-11 Listed $350,000 GBAOR
• 2021-08-10 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-02-24 Listed $375,000 OneKey® MLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $4,138 · -1.3% YoY. Source: county tax records.