3486 Everline St · Binghamton, NY 13903

$155,900

3 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 15 Days on market

Built 1935 0.35 ac lot Est $144k · 8% over

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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 +14.0/30.0
• Appreciation +10.0/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• DSCR +4.2/10.0
• ARV discount +3.9/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming and inviting property offering the perfect combination of comfort, convenience, and a peaceful country-like setting just outside the city limits in the highly desirable SV School District. The open floor plan offers the convenience of first-floor living with a bedroom, full bath, and laundry all located on the main level—perfect for avoiding steps. An additional 2 bedrooms are located upstairs. Situated on a picturesque park-like setting of over 1/3 acre, the property offers privacy, mature landscaping, and plenty of outdoor space to enjoy. The custom-built oversized garage features insulated and plywood-finished walls, providing excellent space for vehic

Key facts

• Park like setting
• First floor living
• Custom built garage

Tags

• FIRST FLOOR LIVING
• PARK LIKE SETTING
• MATURE LANDSCAPING
• CUSTOM BUILT GARAGE
• OVERSIZED GARAGE
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Detached oversized garage with garage door opener (2 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Garden; Enclosed porch; Porch; Shed(s)

Interior

• Kitchen: Range; Free-standing range; Dishwasher; Refrigerator; Gas water heater
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Insulated windows; Basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $19 ($226/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (4.9% below list).
• Recommended offer: $148k (4.9% below list) — sets the bar for 1% rule.

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.
• Susquehanna Valley Central School District (rural): math 48% / reading 57% proficiency, ranked #330 of 590 in NY (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brookside Elementary School (math 47% / reading 57%, grade C-, #988 of 2,108 statewide, top 49%, 386 students, 45% FRL).
• Market conditions: 112 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($154k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,188 (4.9% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.95% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $144,301
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3492 Margery St	0.26mi	3/1.5	1,400 (+10%)	13mo	$240,000	$171	59
28 Bayless Ave	0.50mi	4/1.0 (+1)	1,396 (+9%)	1mo	$23,275	$17	55
158 Park Ave	0.66mi	3/1.5	1,352 (+6%)	6mo	$85,000	$63	52
3566 Parkway St	0.44mi	2/1.0 (-1)	1,176 (-8%)	20mo	$98,000	$83	45
144 Park Ave	0.72mi	3/1.5	1,420 (+11%)	11mo	$177,000	$125	37
9 Woodland Ave	0.74mi	2/1.0 (-1)	1,426 (+12%)	15mo	$161,000	$113	29

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: 24.7%
• Equity multiple: 2.97×
• Total profit: $86,174
• Equity at exit: $140,447

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $252,961
• Equity at exit: $302,879

Cash invested: $43,652 (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: $1,482 medium
• Mortgage (P&I): −$818
• Tax from tax record: −$269 /mo · $3,232/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $19

Break-even live

Break-even rent $1,458

Max offer price $155,900

Occupancy floor 94%

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: $38,975
• Closing costs: $4,677
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	43d	1	0.85mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	13d	1	1.34mi

Listing history 8 events

1. 2026-06-08
   status $155,900 Pending 15 DOM
2. 2026-06-07
   days on market $155,900 Active 15 DOM
3. 2026-06-05
   days on market $155,900 Active 12 DOM
4. 2026-06-02
   days on market $155,900 Active 10 DOM
5. 2026-06-01
   days on market $155,900 Active 9 DOM
6. 2026-05-31
   days on market $155,900 Active 8 DOM
7. 2026-05-30
   days on market $155,900 Active 7 DOM
8. 2026-05-23
   listed $155,900 Active

ⓘ 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: $3,232 · $269/mo
• Projected year-2 tax: $3,232 · $269/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 2/10 Low
• 🌡 Heat 2/10 Low 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: $17,783
• − Mortgage interest: −$8,733
• − Property taxes: −$3,232
• − Insurance: −$780
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$4,535
• Taxable loss: −$2,342
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $788/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: Susquehanna Valley Central School District
• NCES district ID: 3628380
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $57,681
• Composite: 45.56/100
• National rank: #2599
• State rank: #330 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

• 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

1 event — show timeline

• 2026-05-23 Listed $155,900 GBAOR

Property tax history

+10.2%/yr

Latest (2025): $3,232 · +1.3% YoY. Source: county tax records.