22 Columbia Ave · Binghamton, NY 13903

$139,900

3 bd · 1.5 ba · 1,719 sqft · SingleFamily public records · 30 Days on market

Built 1910 5,662 sqft lot Est $174k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +10.0/10.0
• 1% rule +6.9/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Classic South side home with open layout. Lots of storage and built-ins, big deep closets, roof 12 yrs. Features nice front porch and large rear deck. Beautiful perennials in the deep back yard Carefully maintained, ready for you to move in. New asphalt drive. Any inspections for buyers information only. Appliances as is but working order as per seller. Garage as is, used for storage.

Key facts

• Open layout
• Abundant storage
• Walk-up attic

Tags

• OPEN LAYOUT
• BUILT-INS
• ABUNDANT STORAGE
• UPDATED ELECTRICAL SYSTEMS
• DUAL CIRCUIT BREAKER BOXES
• WALK-UP ATTIC

Property features AI

Finance

• Other: Level lot; Zoned Res 1 & 2; Lot dimensions approximately 47 ft x 120 ft

Exterior

• Parking: Detached garage; 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels; Residential property
• Construction: Concrete perimeter foundation
• Exterior features: Covered porch; Deck

Interior

• Kitchen: Range; Free-standing range; Dishwasher; Exhaust fan; Refrigerator
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s); Has cooling; Has heating
• Interior features: Pantry; Insulated windows
• Laundry & utility: Washer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $23 ($277/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% 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: Macarthur School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 398 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 112 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; list at $140k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.19% ✓
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $173,619
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Tremont Ave	0.17mi	4/1.5 (+1)	1,725 (+0%)	4mo	$175,000	$101	83
25 Duane Ave	0.08mi	4/1.5 (+1)	1,740 (+1%)	8mo	$170,000	$98	83
85 Mill St	0.10mi	4/2.0 (+1)	1,825 (+6%)	5mo	$228,247	$125	74
95 S Washington St	0.26mi	3/1.0	1,560 (-9%)	0mo	$110,000	$71	70
18 Kress St	0.46mi	3/1.0	1,620 (-6%)	2mo	$105,000	$65	65
18 Duane Ave	0.11mi	4/2.0 (+1)	1,928 (+12%)	3mo	$177,000	$92	65
17 Phinn Ave	0.18mi	3/1.5	1,485 (-14%)	8mo	$200,000	$135	62
13 Clarence St	0.20mi	3/2.0	1,516 (-12%)	8mo	$195,000	$129	62
18 Esther Ave	0.22mi	4/2.0 (+1)	1,536 (-11%)	6mo	$130,000	$85	60
14 Allendale Rd	0.64mi	3/2.5	1,643 (-4%)	1mo	$280,000	$170	58
14 Mcnamara Ave	0.24mi	4/1.5 (+1)	1,463 (-15%)	8mo	$170,000	$116	52
39 Park Ave	0.40mi	4/1.5 (+1)	1,538 (-10%)	9mo	$102,500	$67	51

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: 24.8%
• Equity multiple: 2.99×
• Total profit: $77,887
• Equity at exit: $126,033

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $228,646
• Equity at exit: $271,795

Cash invested: $39,172 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$734
• Tax from tax record: −$495 /mo · $5,936/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $23

Break-even live

Break-even rent $1,629

Max offer price $139,900

Occupancy floor 94%

Sensitivity live

Price	-10% $102	-5% $63	+0% $23	+5% $-16	+10% $-56
Rent	-10% $-108	-5% $-42	+0% $23	+5% $89	+10% $154
Rate	-1.0pp $94	-0.5pp $59	base $23	+0.5pp $-13	+1.0pp $-50

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	44d	1	0.22mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	14d	1	0.22mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	14d	1	0.39mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	44d	1	0.54mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	44d	1	0.76mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	44d	1	0.85mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	14d	1	0.88mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	44d	1	1.19mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	21d	1	1.21mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	44d	1	1.23mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	44d	1	1.23mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	44d	1	1.24mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	44d	1	1.28mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	44d	1	1.28mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	44d	1	1.28mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	21d	1	1.35mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	14d	1	1.40mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	44d	1	1.45mi

Listing history 19 events

1. 2026-06-19
   days on market $139,900 Active 30 DOM
2. 2026-06-18
   days on market $139,900 Active 29 DOM
3. 2026-06-17
   days on market $139,900 Active 28 DOM
4. 2026-06-16
   days on market $139,900 Active 27 DOM
5. 2026-06-15
   days on market $139,900 Active 26 DOM
6. 2026-06-14
   days on market $139,900 Active 24 DOM
7. 2026-06-13
   pricedays on market $139,900 Active 23 DOM
8. 2026-06-10
   days on market $159,000 Active 21 DOM
9. 2026-06-09
   days on market $159,000 Active 20 DOM
10. 2026-06-08
    days on market $159,000 Active 19 DOM
11. 2026-06-07
    days on market $159,000 Active 18 DOM
12. 2026-06-03
    days on market $159,000 Active 14 DOM
13. 2026-06-02
    days on market $159,000 Active 13 DOM
14. 2026-06-01
    days on market $159,000 Active 12 DOM
15. 2026-05-31
    days on market $159,000 Active 11 DOM
16. 2026-05-30
    days on market $159,000 Active 10 DOM
17. 2026-05-20
    listed $159,000 Active
18. 2015-05-29
    soldstatus $62,500 387-char remark

    Show marketing remark (387 chars)

    Classic South side home with open layout. Lots of storage and built-ins, big deep closets, roof 12 yrs. Features nice front porch and large rear deck. Beautiful perennials in the deep back yard Carefully maintained, ready for you to move in. New asphalt drive. Any inspections for buyers information only. Appliances as is but working order as per seller. Garage as is, used for storage.

19. 2014-05-12
    listed $68,500 387-char remark

    Show marketing remark (387 chars)

    Classic South side home with open layout. Lots of storage and built-ins, big deep closets, roof 12 yrs. Features nice front porch and large rear deck. Beautiful perennials in the deep back yard Carefully maintained, ready for you to move in. New asphalt drive. Any inspections for buyers information only. Appliances as is but working order as per seller. Garage as is, used for storage.

ⓘ 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: $5,936 · $495/mo
• Projected year-2 tax: $5,936 · $495/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 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: $19,894
• − Mortgage interest: −$7,837
• − Property taxes: −$5,936
• − Insurance: −$700
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,070
• Taxable loss: −$1,831
• Est. tax savings @ 24.0%: +$439
• After-tax cash flow: $717/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

+132.1% since first listed

3 events — show timeline

• 2026-05-20 Listed $159,000 GBAOR
• 2015-05-29 Sold (MLS) $62,500 GBAOR
• 2014-05-12 Listed $68,500 GBAOR

Property tax history

+4.7%/yr

Latest (2025): $5,936 · +0.9% YoY. Source: county tax records.