28 Eldridge Ave · Johnson City, NY 13790

$185,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 24 Days on market

Built 1937 7,405 sqft lot Est $156k · 19% over

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Why this score? — see what drove the D 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 +12.2/30.0
• Appreciation +10.0/10.0
• Rent growth +4.9/5.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Step into this newly renovated two-story home where classic charm meets modern comfort. Beautiful hardwood floors flow throughout, leading you into a spacious kitchen and dining room with plenty of room to cook, gather, and entertain. Offering three comfortable bedrooms and a full bath, this home is both practical and inviting. Enjoy outdoor living on the back deck, perfect for relaxing or hosting. Located minutes from Binghamton University, Oakdale Commons and any number of shopping or entertaining experiences. This home is a move-in ready opportunity you won’t want to miss.

Key facts

• Move-in ready
• Spacious kitchen
• Back deck

Tags

• HARDWOOD FLOORS
• SPACIOUS KITCHEN
• BACK DECK
• MOVE-IN READY

Property features AI

Exterior

• Parking: 1-car garage; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two-story
• Construction: Aluminum siding
• Exterior features: Deck; Level lot

Interior

• Kitchen: Range; Dishwasher; Microwave
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central cooling with ceiling fan(s)
• Interior features: Ceiling fan(s); Free-standing range; Gas water heater; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-38 ($-456/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (5.2% below list).
• Recommended offer: $175k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#238 in NY, #3,739 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, employment D-.
• Johnson City Central School District (suburban): math 38% / reading 41% proficiency, ranked #535 of 590 in NY (top 91%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Johnson City Elementary/Primary School (496 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k 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 + 8.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $85k; list at $185k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,311 (5.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $156,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Banks Ave Ave	0.10mi	3/1.5	1,248 (0%)	0mo	$190,000	$152	93
41 Elizabeth St	0.42mi	3/1.0	1,312 (+5%)	6mo	$126,000	$96	67
310 Floral Ave	0.30mi	3/2.0	1,184 (-5%)	9mo	$76,000	$64	66
59 Lusk St	0.32mi	3/1.0	1,133 (-9%)	6mo	$162,000	$143	65
90 Theron St	0.29mi	3/1.5	1,144 (-8%)	10mo	$159,900	$140	62
9 Adams Ave	0.59mi	2/1.5 (-1)	1,240 (-1%)	6mo	$155,000	$125	60
446 Grand Ave	0.44mi	3/2.0	1,364 (+9%)	1mo	$100,000	$73	59
133 Floral Ave	0.70mi	3/1.0	1,272 (+2%)	9mo	$85,000	$67	57
17 Martin Ave	0.64mi	3/1.5	1,302 (+4%)	9mo	$180,500	$139	53
43 Haynes Ave	0.46mi	4/1.5 (+1)	1,360 (+9%)	5mo	$155,000	$114	52
50 Hill Ave	0.58mi	3/1.0	1,131 (-9%)	9mo	$165,000	$146	50
50 Crocker Ave	0.71mi	4/2.0 (+1)	1,411 (+13%)	7mo	$150,000	$106	30

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.08×
• Total profit: $107,718
• Equity at exit: $166,663

10-year hold

• IRR: 24.0%
• Equity multiple: 7.61×
• Total profit: $342,294
• Equity at exit: $359,414

Cash invested: $51,800 (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 13790

• Home prices YoY: 6.8%
• Rents YoY: 9.5%
• Active inventory: 99
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$970
• Tax from tax record: −$376 /mo · $4,508/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-38

Break-even live

Break-even rent $1,801

Max offer price $178,294

Occupancy floor 97%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Riverside Dr Unit 27 Johnson City, NY	2.0	1.0	800	$2,000	$2.50	13d	1	0.21mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.21mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.21mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	21d	1	0.48mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	13d	1	0.65mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.68mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	21d	1	0.72mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	13d	1	0.74mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.74mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.78mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	21d	1	0.78mi
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	21d	1	0.99mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	1.01mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	1.13mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	1.24mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	43d	1	1.25mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.32mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	13d	1	1.39mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	43d	1	1.45mi

Listing history 5 events

1. 2026-05-05
   status Pending
2. 2026-04-24
   status Active
3. 2026-03-30
   status Pending
4. 2026-03-15
   listed $185,000 Active
5. 2025-06-10
   soldstatus $85,000

ⓘ 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: $4,508 · $376/mo
• Projected year-2 tax: $4,508 · $376/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 5/10 Major FEMA zone X · 24% 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 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: $21,037
• − Mortgage interest: −$10,363
• − Property taxes: −$4,508
• − Insurance: −$925
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$5,382
• Taxable loss: −$3,506
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $386/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: Johnson City Central School District
• NCES district ID: 3615900
• Math proficiency: 38% ▼ -8.00%
• Reading proficiency: 41% ▲ 2.00%
• Median HH income: $40,514
• Composite: 33.17/100
• National rank: #5545
• State rank: #535 of 590 in NY

Livability — Johnson City

• Score: 76/100
• State rank: #238
• US rank: #3739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnson City, NY
• County: Broome County · 126,805 people
• City population: 18,739
• Metro: Binghamton, NY
• Population (ZIP): 18,739
• Household income: $59,045
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1233.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 9% Asian 8% Black 6% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 88% English-only · Other Indo-European 4% French/Haitian/Cajun 2% Spanish 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: ▲ 18.06%
• Current HPI: 285.3668
• Rent YoY: ▲ 9.47%
• 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

+117.6% since first listed

5 events — show timeline

• 2026-05-05 Pending — GBAOR
• 2026-04-24 Relisted — GBAOR
• 2026-03-30 Pending — GBAOR
• 2026-03-15 Listed $185,000 GBAOR
• 2025-06-10 Sold (Public Records) $85,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $4,508 · +1.7% YoY. Source: county tax records.