20 Vine St · Binghamton, NY 13903

$159,900

3 bd · 1.0 ba · 1,206 sqft · SingleFamily public records · 18 Days on market

Built 1920 6,969 sqft lot $133/sqft · 21% above area Est $160k · at est.

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.4/15.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

Forget renting, it's time to OWN a home. Great starter home on the South Side of Binghamton, or excellent investment opportunity for renting to tenants! No car? No problem! This house is close to bus lines, shopping, medical facilities, and restaurants. Large living areas downstairs, and three bedrooms upstairs all with massive walk-in closets. Finished space in basement makes great rec room, and if you need storage, take advantage of the huge walkup attic that spans the entirety of the house. What makes this house special is the backyard - open patio with benches, large deck, and above ground pool with more decking built around it. This yard is perfect for hosting summer parties with space and seating for the entire block! The shed can be used for even more storage or can possibly be converted to a small garage. Call your favorite agent and arrange your showing today!

Key facts

• Built in bar
• Remodeled kitchen
• Storage shed

Tags

• REMODELED KITCHEN
• WALK IN CLOSETS
• PARTIALLY FINISHED BASEMENT
• BUILT IN BAR
• OVERSIZED BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels
• Construction: Vinyl siding
• Exterior features: Covered porch

Interior

• Kitchen: Range; Free-standing range; Refrigerator; Gas water heater
• Bedrooms: Total rooms: 11; Has basement
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Range; Free-standing range; Gas water heater; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.3% below list).
• Recommended offer: $126k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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.
• 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.
• Zoned schools: Macarthur School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 398 students, 62% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL) — zoned schools at 65% FRL track the district average.
• Zoned-school proficiency averages 51% at this address vs 37% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Binghamton City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 112 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

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.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $93k; list at $160k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,338 (21.0% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 8.8

CMA / ARV

• ARV (median comp): $159,518
• List price: $159,900
• Delta: 0.24%
• 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
10 Columbia Ave	0.18mi	3/1.5	1,216 (+1%)	1mo	$170,000	$140	87
23 Martha St	0.09mi	3/1.0	1,104 (-8%)	1mo	$35,000	$32	81
6 Curran Ave	0.07mi	3/1.0	1,323 (+10%)	3mo	$167,000	$126	78
79 Rush Ave	0.47mi	3/1.0	1,209 (+0%)	1mo	$170,000	$141	77
13 Edna Ave	0.28mi	3/1.0	1,314 (+9%)	8mo	$145,000	$110	65
5 Edna Ave	0.27mi	3/1.5	1,296 (+8%)	10mo	$225,000	$174	64
7 Clarence St	0.30mi	3/1.5	1,350 (+12%)	9mo	$190,000	$141	56
103 S Washington St	0.23mi	3/2.0	1,384 (+15%)	8mo	$167,500	$121	54
17 Sherwood Ave	0.53mi	3/1.5	1,356 (+12%)	2mo	$176,768	$130	51
13 Sherwood Ave	0.54mi	4/1.5 (+1)	1,332 (+10%)	1mo	$200,000	$150	50
121 Pennsylvania Ave	0.55mi	2/1.0 (-1)	1,280 (+6%)	12mo	$95,000	$74	50
135 Susquehanna Street St	0.68mi	2/2.0 (-1)	1,370 (+14%)	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: 20.7%
• Equity multiple: 2.68×
• Total profit: $75,181
• Equity at exit: $144,051

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $231,299
• Equity at exit: $310,651

Cash invested: $44,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$839
• Tax from tax record: −$481 /mo · $5,767/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-190

Break-even live

Break-even rent $1,754

Max offer price $126,338

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-145	+0% $-190	+5% $-235	+10% $-281
Rent	-10% $-310	-5% $-250	+0% $-190	+5% $-130	+10% $-70
Rate	-1.0pp $-109	-0.5pp $-149	base $-190	+0.5pp $-231	+1.0pp $-274

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	15d	1	0.05mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	45d	1	0.25mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	15d	1	0.38mi
7 Maria Mnr Unit 2 Binghamton, NY	2.0	1.0	850	$995	$1.17	45d	1	0.64mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	45d	1	0.64mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	45d	1	0.67mi
81 State St Unit 2 Binghamton, NY	2.0	2.0	800	$1,000	$1.25	45d	1	0.69mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	45d	1	0.78mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	15d	1	0.86mi
198 Court St Unit 6 Binghamton, NY	2.0	1.0	700	$1,350	$1.93	22d	1	0.91mi
198 Court St Unit 10 Binghamton, NY	2.0	1.0	700	$1,200	$1.71	22d	1	0.91mi
231 Conklin Ave #2 Binghamton, NY	3.0	1.0	700	$1,350	$1.93	45d	1	0.93mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	45d	1	0.98mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	45d	1	1.02mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	45d	1	1.03mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	45d	1	1.11mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	45d	1	1.11mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	45d	1	1.11mi
27 Tompkins St Unit 9 Binghamton, NY	2.0	1.0	950	$950	$1.00	45d	1	1.12mi
27 Tompkins St Unit 10 Binghamton, NY	2.0	1.0	950	$1,050	$1.11	22d	1	1.12mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	45d	1	1.14mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,600	$1.60	15d	1	1.17mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	15d	1	1.18mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	22d	1	1.19mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	45d	1	1.29mi
26 Doubleday St Binghamton, NY	2.0	1.0	1000	$1,350	$1.35	45d	1	1.30mi
26 Doubleday St #2 Binghamton, NY	2.0	1.0	850	$1,400	$1.65	46d	1	1.30mi
28 Lydia St Unit 1-R Binghamton, NY	2.0	1.0	770	$1,200	$1.56	46d	1	1.43mi

Listing history 28 events

1. 2026-06-21
   days on market $159,900 Active 18 DOM
2. 2026-06-19
   days on market $159,900 Active 16 DOM
3. 2026-06-18
   days on market $159,900 Active 15 DOM
4. 2026-06-17
   days on market $159,900 Active 14 DOM
5. 2026-06-16
   days on market $159,900 Active 13 DOM
6. 2026-06-15
   days on market $159,900 Active 12 DOM
7. 2026-06-14
   days on market $159,900 Active 10 DOM
8. 2026-06-13
   days on market $159,900 Active 9 DOM
9. 2026-06-10
   days on market $159,900 Active 7 DOM
10. 2026-06-09
    days on market $159,900 Active 6 DOM
11. 2026-06-08
    days on market $159,900 Active 5 DOM
12. 2026-06-07
    days on market $159,900 Active 4 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    days on marketlisting id $159,900 Active 1 DOM
15. 2026-06-02
    days on market $159,900 Active 99 DOM
16. 2026-06-01
    days on market $159,900 Active 98 DOM
17. 2026-05-31
    days on market $159,900 Active 97 DOM
18. 2026-05-30
    days on market $159,900 Active 96 DOM
19. 2026-05-04
    price $159,900 993-char remark
20. 2026-04-07
    status Active 993-char remark
21. 2026-03-04
    status Pending 993-char remark
22. 2026-02-14
    price $164,900 993-char remark
23. 2026-01-20
    listed $174,900 Active 993-char remark
24. 2022-10-03
    soldstatus $92,783 Closed 881-char remark

    Show marketing remark (881 chars)

    Forget renting, it's time to OWN a home. Great starter home on the South Side of Binghamton, or excellent investment opportunity for renting to tenants! No car? No problem! This house is close to bus lines, shopping, medical facilities, and restaurants. Large living areas downstairs, and three bedrooms upstairs all with massive walk-in closets. Finished space in basement makes great rec room, and if you need storage, take advantage of the huge walkup attic that spans the entirety of the house. What makes this house special is the backyard - open patio with benches, large deck, and above ground pool with more decking built around it. This yard is perfect for hosting summer parties with space and seating for the entire block! The shed can be used for even more storage or can possibly be converted to a small garage. Call your favorite agent and arrange your showing today!

25. 2022-08-15
    historical 881-char remark

    Show marketing remark (881 chars)

    Forget renting, it's time to OWN a home. Great starter home on the South Side of Binghamton, or excellent investment opportunity for renting to tenants! No car? No problem! This house is close to bus lines, shopping, medical facilities, and restaurants. Large living areas downstairs, and three bedrooms upstairs all with massive walk-in closets. Finished space in basement makes great rec room, and if you need storage, take advantage of the huge walkup attic that spans the entirety of the house. What makes this house special is the backyard - open patio with benches, large deck, and above ground pool with more decking built around it. This yard is perfect for hosting summer parties with space and seating for the entire block! The shed can be used for even more storage or can possibly be converted to a small garage. Call your favorite agent and arrange your showing today!

26. 2022-08-01
    listed $95,000 881-char remark

    Show marketing remark (881 chars)

    Forget renting, it's time to OWN a home. Great starter home on the South Side of Binghamton, or excellent investment opportunity for renting to tenants! No car? No problem! This house is close to bus lines, shopping, medical facilities, and restaurants. Large living areas downstairs, and three bedrooms upstairs all with massive walk-in closets. Finished space in basement makes great rec room, and if you need storage, take advantage of the huge walkup attic that spans the entirety of the house. What makes this house special is the backyard - open patio with benches, large deck, and above ground pool with more decking built around it. This yard is perfect for hosting summer parties with space and seating for the entire block! The shed can be used for even more storage or can possibly be converted to a small garage. Call your favorite agent and arrange your showing today!

27. 2008-08-12
    soldstatus $84,000
28. 2000-11-13
    soldstatus $63,250

ⓘ 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: $5,767 · $481/mo
• Projected year-2 tax: $5,767 · $481/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 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: $18,163
• − Mortgage interest: −$8,957
• − Property taxes: −$5,767
• − Insurance: −$800
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$4,652
• Taxable loss: −$4,918
• Est. tax savings @ 24.0%: +$1,180
• After-tax cash flow: $-1,100/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

+152.8% since first listed

11 events — show timeline

• 2026-06-03 Listed $159,900 GBAOR
• 2026-05-04 Price Changed $159,900 GBAOR
• 2026-04-07 Relisted — GBAOR
• 2026-03-04 Pending — GBAOR
• 2026-02-14 Price Changed $164,900 GBAOR
• 2026-01-20 Listed $174,900 GBAOR
• 2022-10-03 Sold (MLS) $92,783 GBAOR
• 2022-08-15 Delisted — GBAOR
• 2022-08-01 Listed $95,000 GBAOR
• 2008-08-12 Sold (Public Records) $84,000 Public Records
• 2000-11-13 Sold (Public Records) $63,250 Public Records

Property tax history

+6.5%/yr

Latest (2025): $5,767 · +0.9% YoY. Source: county tax records.