824 Dickinson Dr · Binghamton University, NY 13850

$230,000

3 bd · 1.5 ba · 1,332 sqft · SingleFamily public records · 2 Days on market

Built 1960 10,018 sqft lot Est $240k · at est.

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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 +16.8/30.0
• ARV discount +9.3/15.0
• Schools +5.7/10.0
• 1% rule +5.3/10.0
• DSCR +5.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fresh, functional, and full of Vestal charm, 824 Dickinson Dr delivers a layout that just makes sense. This 3-bedroom, 1.5-bath split-level offers 1,490 sq ft of living space with beautifully refinished hardwood floors, tile flooring, and a bright living room that brings the “main character energy” without trying too hard. The kitchen and baths have a classic, dated style but have been well maintained, giving the next owner the option to enjoy them as-is or plan their own HGTV-worthy glow-up over time. The kitchen and dining area are ready for everyday meals, holiday hosting, or your “Yes, Chef” impression. A flexible lower level includes a spacious foyer, office, an

Key facts

• Flexible lower level
• Bright living room
• Tile flooring

Tags

• REFINISHED HARDWOOD FLOORS
• TILE FLOORING
• BRIGHT LIVING ROOM
• FLEXIBLE LOWER LEVEL
• SPACIOUS FOYER
• ATTACHED SINGLE GARAGE

Property features AI

Exterior

• Parking: Attached heated garage; Driveway; Garage with 1 parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Multi/split levels; Residential property
• Construction: Aluminum siding and brick exterior; Concrete perimeter foundation; Built above grade finished area of 1,490
• Exterior features: Deck; Level lot

Interior

• Kitchen: Cooktop; Oven; Range; Refrigerator; Gas water heater
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; No central air
• Interior features: High-speed internet available; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 7.1% vs local median 4.0% in Binghamton University — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#620 in NY) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, crime A; Watch: employment F, housing F.
• Vestal Central School District (suburban): math 63% / reading 68% proficiency, ranked #168 of 590 in NY (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Vestal Hills Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 380 students, 31% FRL).
• Market conditions: 90 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Broome County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $133k; list at $230k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $239,760
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
713 Country Club Rd	0.22mi	3/1.5	1,336 (+0%)	11mo	$220,000	$165	80
821 Dickinson Dr	0.03mi	3/1.5	1,482 (+11%)	2mo	$310,000	$209	78
813 Country Club Rd	0.23mi	4/2.0 (+1)	1,389 (+4%)	0mo	$250,000	$180	75
809 Murray Rd	0.06mi	3/1.5	1,504 (+13%)	8mo	$240,000	$160	69
829 Murray Rd	0.04mi	3/1.5	1,477 (+11%)	16mo	$225,000	$152	67
904 Taylor Dr	0.20mi	3/1.5	1,222 (-8%)	16mo	$250,000	$205	64
801 Case Dr	0.28mi	3/1.5	1,222 (-8%)	15mo	$195,000	$160	61
4800 Country Rd	0.34mi	3/2.0	1,222 (-8%)	10mo	$320,000	$262	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-31,310
• Equity at exit: $34,294

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-19,160
• Equity at exit: $19,886

Cash invested: $64,400 (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 13850

• Home prices YoY: -33.5%
• Active inventory: 90
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,372 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$426 /mo · $5,107/yr
• Insurance: −$96
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $91

Break-even live

Break-even rent $2,257

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $221	-5% $156	+0% $91	+5% $26	+10% $-39
Rent	-10% $-96	-5% $-3	+0% $91	+5% $185	+10% $279
Rate	-1.0pp $207	-0.5pp $150	base $91	+0.5pp $32	+1.0pp $-29

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
809 Murray Hill Rd Vestal, NY	3.0	1.5	1504	$2,300	$1.53	22d	1	0.08mi
1005 Murray Hill Rd Vestal, NY	3.0	2.5	1744	$2,500	$1.43	44d	1	0.18mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	14d	1	1.38mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	14d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $230,000 Active 2 DOM
2. 2026-06-19
   remarks 675-char remark
3. 2026-06-19
   listed $230,000 Active 1 DOM

ⓘ 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: $5,107 · $426/mo
• Projected year-2 tax: $5,107 · $426/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 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $28,469
• − Mortgage interest: −$12,884
• − Property taxes: −$5,107
• − Insurance: −$1,816
• − Repairs & maintenance: −$2,278
• − Management: −$2,278
• − Depreciation: −$6,691
• Taxable loss: −$2,583
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $1,714/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: Vestal Central School District
• NCES district ID: 3629610
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 68% ▲ 4.00%
• Median HH income: $64,143
• Composite: 56.97/100
• National rank: #1111
• State rank: #168 of 590 in NY

Livability — Binghamton University

• Score: 66/100
• State rank: #620
• US rank: #11263

Category grades

Amenities C Commute A+ Cost of living C+ Crime A Employment F Housing F Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,921
• Population (ZIP): 23,675

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 (78%)
• Race & ethnicity: White 78% Asian 12% Hispanic / Latino 5% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Scotch-Irish 2% Italian 2%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 84% English-only · Chinese 6% Other Indo-European 5% Other Asian/Pacific 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: ▼ -142.14%
• Current HPI: 282.4645
• 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

+72.6% since first listed

3 events — show timeline

• 2026-06-18 Listed $230,000 GBAOR
• 2016-12-22 Sold (Public Records) $133,000 Public Records
• 2010-06-08 Sold (Public Records) $133,250 Public Records

Property tax history

+3.5%/yr

Latest (2025): $5,107 · +1.8% YoY. Source: county tax records.