84 Bigelow St · Binghamton, NY 13904

$210,000

6 bd · 3.0 ba · 2,723 sqft · MultiFamily public records · 5 Days on market

Built 1900 7,405 sqft lot Est $161k · 31% over

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Why this score? — see what drove the B- 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 +26.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.3/10.0
• 1% rule +8.5/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Looking to add to your investment portfolio or owner occupy? This is it. Great duplex on centrally located street on Binghamton's East side. Separate utilities. Close to schools. Enclosed front and rear porches on each side. Each side also has its own driveway. Open living spaces on the first floor and generous sized bedrooms on the second. One unit is fully rented and the other is ready for a new renter. Call your trusted agent for a showing.

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: On-street parking; Tandem parking
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income / multi-family)
• Exterior features: Enclosed patio/porch; Porch; Level lot

Interior

• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Gas water heater; Basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive. Per door: $292/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 9.6% vs local median 6.4% in Binghamton — 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 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; 1 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 $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $125k; list at $210k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.35% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $160,657
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Robinson St	0.23mi	6/4.0	2,850 (+5%)	14mo	$203,500	$71	66
42 Moeller St	0.30mi	6/2.0	2,584 (-5%)	15mo	$170,000	$66	61
290 Robinson St	0.26mi	6/3.0	2,520 (-8%)	21mo	$146,000	$58	58
16 Ely St	0.56mi	6/2.0	2,800 (+3%)	10mo	$75,000	$27	57
64 Louisa St	0.33mi	5/3.0 (-1)	2,326 (-15%)	1mo	$105,000	$45	54
15 and 15-1/2 Gaylord St	0.35mi	7/3.5 (+1)	2,820 (+4%)	20mo	$175,000	$62	54
54 & 56 Griswold St	0.59mi	6/2.0	3,048 (+12%)	3mo	$216,000	$71	46
19 Moeller St	0.43mi	5/2.0 (-1)	2,356 (-14%)	4mo	$140,000	$59	45
10 Oliver St	0.62mi	6/3.0	3,110 (+14%)	3mo	$65,000	$21	45
24 Mason Ave	0.32mi	7/2.0 (+1)	2,336 (-14%)	18mo	$125,000	$54	37

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: 33.1%
• Equity multiple: 3.58×
• Total profit: $151,770
• Equity at exit: $189,185

10-year hold

• IRR: 28.5%
• Equity multiple: 8.11×
• Total profit: $417,988
• Equity at exit: $407,984

Cash invested: $58,800 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,831 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$463 /mo · $5,558/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$595
• Net cashflow: $585

Break-even live

Break-even rent $2,091

Max offer price $210,000

Occupancy floor 74%

Sensitivity live

Price	-10% $703	-5% $644	+0% $585	+5% $525	+10% $466
Rent	-10% $361	-5% $473	+0% $585	+5% $696	+10% $808
Rate	-1.0pp $690	-0.5pp $638	base $585	+0.5pp $530	+1.0pp $475

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,832
Total (2 units)			$2,831

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Chenango St Binghamton, NY	5.0	2.5	2500	$2,800	$1.12	14d	1	1.30mi

Listing history 7 events

1. 2026-06-19
   days on market $210,000 Active 5 DOM
2. 2026-06-18
   days on market $210,000 Active 4 DOM
3. 2026-06-17
   days on market $210,000 Active 3 DOM
4. 2026-06-16
   days on market $210,000 Active 2 DOM
5. 2026-06-15
   remarks 646-char remark
6. 2026-06-15
   remarks 625-char remark
7. 2026-06-15
   listed $210,000 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: $5,558 · $463/mo
• Projected year-2 tax: $5,558 · $463/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 17 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: $33,972
• − Mortgage interest: −$11,763
• − Property taxes: −$5,558
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,718
• − Management: −$2,718
• − Depreciation: −$6,109
• Taxable income: $4,056
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $6,041/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

+337.5% since first listed

9 events — show timeline

• 2026-06-14 Listed $210,000 GBAOR
• 2024-05-22 Sold (MLS) $125,000 GBAOR
• 2024-03-12 Pending — GBAOR
• 2024-02-15 Price Changed $135,000 GBAOR
• 2024-01-31 Price Changed $149,900 GBAOR
• 2024-01-18 Listed $159,900 GBAOR
• 2023-08-30 Sold (Public Records) $93,000 Public Records
• 2021-04-12 Listed $90,000 GBAOR
• 2004-06-17 Sold (Public Records) $48,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,558 · +0.9% YoY. Source: county tax records.