29 William ST St · Binghamton, NY 13904

$200,000

4 bd · 2.0 ba · 1,808 sqft · MultiFamily public records · 40 Days on market

Built 1990 7,500 sqft lot $111/sqft · 14% below area Est $233k · 14% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

Nice investment or Owner Occupy, 3 bedroom, Living room and kitchen and Bath in each unit. Separate utilities, convenient to grocery store, CVS, fast food and bus line. Selling As-Is.

Key facts

• 7,500 sq ft lot
• Garage
• Built 1990

Property features AI

Finance

• Financial info: Property used as residential income with two units each currently showing $1,400 rent; Total listed rent per unit: $1,400

Exterior

• Parking: Detached garage; Driveway; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property); Above-grade finished area approximately 1,808; Zoning: R2; Lot dimensions about 50 x 150
• Construction: Construction materials: Other
• Exterior features: Covered porch; Deck; Fenced yard

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: Two units each with 3 bedrooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms total; Each unit with 1 bathroom
• Heating & cooling: Baseboard heating; No central air
• Interior features: Other interior features (see remarks)
• Laundry & utility: Washer and dryer included; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $194k (3.0% 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: 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: Calvin Coolidge School (math 27% / reading 37%, grade F, #1,646 of 2,108 statewide, top 80%, 312 students, 72% FRL).
• Market conditions: 41 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 40 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $115k; list at $200k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.92% ✓
• Cap rate: 14.58%
• Cash-on-cash: 29.60%
• DSCR: 2.32
• GRM: 4.4

CMA / ARV

• ARV (median comp): $232,877
• List price: $200,000
• Delta: -14.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Oliver St	0.22mi	4/2.0	1,776 (-2%)	3mo	$70,000	$39	84
29 Griswold St	0.17mi	5/2.0 (+1)	1,824 (+1%)	3mo	$60,000	$33	83
90 Broad Ave	0.25mi	4/2.0	1,872 (+4%)	5mo	$230,000	$123	78
92 Broad Ave	0.26mi	4/2.0	1,848 (+2%)	18mo	$190,000	$103	69
23 Montgomery St	0.24mi	4/2.0	1,640 (-9%)	7mo	$150,000	$91	68
106 Liberty St	0.45mi	4/2.0	1,748 (-3%)	12mo	$45,000	$26	64
43 Howard Ave	0.32mi	4/2.0	1,944 (+8%)	11mo	$165,000	$85	63
42 George St	0.15mi	4/2.0	2,044 (+13%)	18mo	$145,000	$71	57
36 Doubleday St	0.62mi	4/2.0	1,760 (-3%)	13mo	$57,000	$32	56
5 Bigelow St	0.56mi	4/2.0	1,920 (+6%)	15mo	$80,000	$42	51
118 Liberty St	0.46mi	4/2.0	1,628 (-10%)	21mo	$86,000	$53	44
11 Yager St	0.73mi	5/3.0 (+1)	1,600 (-12%)	20mo	$155,000	$97	21

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: 45.9%
• Equity multiple: 4.46×
• Total profit: $193,630
• Equity at exit: $180,176

10-year hold

• IRR: 39.8%
• Equity multiple: 10.01×
• Total profit: $504,299
• Equity at exit: $388,556

Cash invested: $56,000 (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: 13.1×

Monthly cashflow live

• Estimated rent: $3,830 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$512 /mo · $6,144/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$804
• Net cashflow: $1,326

Break-even live

Break-even rent $2,152

Max offer price $200,000

Occupancy floor 60%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,831
Total (3 units)			$3,830

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	0.85mi
51 2nd St Binghamton, NY	3.0	2.5	2333	$2,200	$0.94	13d	1	0.98mi
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	21d	1	1.02mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	43d	1	1.02mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	43d	1	1.13mi
607 Chenango St Binghamton, NY	5.0	2.5	2500	$2,800	$1.12	13d	1	1.15mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	43d	1	1.15mi
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	13d	1	1.38mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	1.40mi
100 Felters Rd Binghamton, NY	4.0	2.5	2000	$2,500	$1.25	43d	1	1.42mi

Listing history 24 events

1. 2026-06-19
   days on market $200,000 Active 40 DOM
2. 2026-06-18
   days on market $200,000 Active 39 DOM
3. 2026-06-17
   days on market $200,000 Active 38 DOM
4. 2026-06-16
   days on market $200,000 Active 37 DOM
5. 2026-06-15
   days on market $200,000 Active 36 DOM
6. 2026-06-14
   days on market $200,000 Active 34 DOM
7. 2026-06-13
   days on market $200,000 Active 33 DOM
8. 2026-06-10
   days on market $200,000 Active 31 DOM
9. 2026-06-09
   days on market $200,000 Active 30 DOM
10. 2026-06-08
    days on market $200,000 Active 29 DOM
11. 2026-06-07
    days on market $200,000 Active 28 DOM
12. 2026-06-03
    days on market $200,000 Active 24 DOM
13. 2026-06-02
    days on market $200,000 Active 23 DOM
14. 2026-06-01
    days on market $200,000 Active 22 DOM
15. 2026-05-31
    days on market $200,000 Active 21 DOM
16. 2026-05-30
    days on market $200,000 Active 20 DOM
17. 2026-05-10
    listed $200,000 Active 362-char remark
18. 2024-01-31
    historical $1,400
19. 2023-12-13
    listed $1,400
20. 2023-12-11
    soldstatus $115,000
21. 2023-12-08
    soldstatus $130,000 Closed 183-char remark

    Show marketing remark (183 chars)

    Nice investment or Owner Occupy, 3 bedroom, Living room and kitchen and Bath in each unit. Separate utilities, convenient to grocery store, CVS, fast food and bus line. Selling As-Is.

22. 2023-09-20
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Nice investment or Owner Occupy, 3 bedroom, Living room and kitchen and Bath in each unit. Separate utilities, convenient to grocery store, CVS, fast food and bus line. Selling As-Is.

23. 2023-09-13
    listed $115,000 Active 183-char remark

    Show marketing remark (183 chars)

    Nice investment or Owner Occupy, 3 bedroom, Living room and kitchen and Bath in each unit. Separate utilities, convenient to grocery store, CVS, fast food and bus line. Selling As-Is.

24. 2011-12-16
    soldstatus $60,420

ⓘ 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: $6,144 · $512/mo
• Projected year-2 tax: $6,144 · $512/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 · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°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: $45,960
• − Mortgage interest: −$11,203
• − Property taxes: −$6,144
• − Insurance: −$1,666
• − Repairs & maintenance: −$3,677
• − Management: −$3,677
• − Depreciation: −$5,818
• Taxable income: $13,774
• Est. tax owed @ 24.0%: −$3,306
• After-tax cash flow: $12,606/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
• 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

+231.0% since first listed

8 events — show timeline

• 2026-05-10 Listed $200,000 GBAOR
• 2024-01-31 Rental Removed $1,400 GBAOR
• 2023-12-13 Listed for Rent $1,400 GBAOR
• 2023-12-11 Sold (Public Records) $115,000 Public Records
• 2023-12-08 Sold (MLS) $130,000 GBAOR
• 2023-09-20 Pending — GBAOR
• 2023-09-13 Listed $115,000 GBAOR
• 2011-12-16 Sold (Public Records) $60,420 Public Records

Property tax history

+4.7%/yr

Latest (2025): $6,144 · +0.9% YoY. Source: county tax records.