11 Rutherford St · Binghamton, NY 13901

$65,000

3 bd · 1.0 ba · 1,465 sqft · SingleFamily public records · 62 Days on market

Built 1900 1,306 sqft lot $44/sqft · 50% below area Est $129k · 50% under ↓ 6% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath home with versatile living potential! Currently configured for multi-use, a temporary wall creates a separate first-floor unit used as a large one-bedroom, while the upstairs features three bedrooms with a shared bathroom, with rooms rented individually. The layout can be easily converted back to a single-family home if desired. The home features a durable steel roof replaced just one year ago, a newer water heater, and a recently added second bathroom. Some TLC is needed, offering a great opportunity to add value and make it your own. The first-floor unit and one upstairs bedroom are currently rented on a month-to-month basis, providing immediate income with flexibility. Property is being sold As-Is; cash or conventional financing preferred.

Key facts

• Newer water heater
• Durable steel roof
• 1,306 sq ft lot

Tags

• DURABLE STEEL ROOF
• NEWER WATER HEATER
• RECENTLY ADDED SECOND BATHROOM
• SEPARATE FIRST-FLOOR UNIT

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$129,268) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $799 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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: schools D, 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.
• Market conditions: 92 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.43% ✓
• Cap rate: 21.04%
• Cash-on-cash: 52.66%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $129,268
• List price: $65,000
• Delta: -49.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
79 Pine St St	0.23mi	3/1.0	1,592 (+9%)	1mo	$132,500	$83	73
135 Susquehanna Street St	0.21mi	2/2.0 (-1)	1,370 (-6%)	1mo	$55,000	$40	69
14 Mcnamara Ave	0.69mi	4/1.5 (+1)	1,463 (-0%)	8mo	$170,000	$116	54
18 Kress St	0.58mi	3/1.0	1,620 (+11%)	2mo	$105,000	$65	54
7 Mcnamara Ave	0.67mi	3/2.0	1,440 (-2%)	10mo	$193,000	$134	53
5 Tremont Ave	0.64mi	2/1.0 (-1)	1,443 (-2%)	12mo	$41,500	$29	53
96 Evans St	0.64mi	4/2.0 (+1)	1,551 (+6%)	3mo	$120,000	$77	49
13 Clarence St	0.75mi	3/2.0	1,516 (+4%)	8mo	$195,000	$129	48
18 Esther Ave	0.73mi	4/2.0 (+1)	1,536 (+5%)	5mo	$130,000	$85	44
2 Emmett St	0.45mi	4/2.0 (+1)	1,644 (+12%)	10mo	$110,000	$67	41
20 Kress St	0.59mi	3/1.0	1,248 (-15%)	14mo	$50,000	$40	36
124 Robinson St	0.72mi	3/1.0	1,296 (-12%)	14mo	$105,000	$81	35

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: 50.7%
• Equity multiple: 3.22×
• Total profit: $40,364
• Equity at exit: $9,692

10-year hold

• IRR: 56.1%
• Equity multiple: 6.54×
• Total profit: $100,751
• Equity at exit: $5,620

Cash invested: $18,200 (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 13901

• Home prices YoY: -5.1%
• Active inventory: 92
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $799

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 44%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	13d	1	0.15mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	43d	1	0.31mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	43d	1	0.34mi
27 Tompkins St Unit 10 Binghamton, NY	2.0	1.0	950	$1,050	$1.11	21d	1	0.35mi
27 Tompkins St Unit 9 Binghamton, NY	2.0	1.0	950	$950	$1.00	43d	1	0.35mi
26 Doubleday St Binghamton, NY	2.0	1.0	1000	$1,350	$1.35	43d	1	0.49mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	0.51mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	43d	1	0.54mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	43d	1	0.67mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	43d	1	0.91mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	13d	1	0.94mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	21d	1	1.01mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	43d	1	1.04mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	43d	1	1.04mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	43d	1	1.04mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	43d	1	1.14mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,600	$1.60	13d	1	1.14mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	43d	1	1.21mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	21d	1	1.22mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	43d	1	1.31mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	1.36mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	43d	1	1.39mi
14 Dennison Ave Unit 2 Binghamton, NY	2.0	1.0	1100	$1,150	$1.05	43d	1	1.42mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	43d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $65,000 Active 62 DOM
2. 2026-06-18
   days on market $65,000 Active 61 DOM
3. 2026-06-17
   days on market $65,000 Active 60 DOM
4. 2026-06-16
   days on market $65,000 Active 59 DOM
5. 2026-06-15
   days on market $65,000 Active 58 DOM
6. 2026-06-14
   days on market $65,000 Active 56 DOM
7. 2026-06-13
   days on market $65,000 Active 55 DOM
8. 2026-06-10
   days on market $65,000 Active 53 DOM
9. 2026-06-09
   days on market $65,000 Active 52 DOM
10. 2026-06-08
    days on market $65,000 Active 51 DOM
11. 2026-06-07
    days on market $65,000 Active 50 DOM
12. 2026-06-03
    days on market $65,000 Active 46 DOM
13. 2026-06-02
    days on market $65,000 Active 45 DOM
14. 2026-06-01
    days on market $65,000 Active 44 DOM
15. 2026-05-31
    days on market $65,000 Active 43 DOM
16. 2026-05-30
    days on market $65,000 Active 42 DOM
17. 2026-05-14
    status Pending 779-char remark

    Show marketing remark (779 chars)

    Spacious 4-bedroom, 2-bath home with versatile living potential! Currently configured for multi-use, a temporary wall creates a separate first-floor unit used as a large one-bedroom, while the upstairs features three bedrooms with a shared bathroom, with rooms rented individually. The layout can be easily converted back to a single-family home if desired. The home features a durable steel roof replaced just one year ago, a newer water heater, and a recently added second bathroom. Some TLC is needed, offering a great opportunity to add value and make it your own. The first-floor unit and one upstairs bedroom are currently rented on a month-to-month basis, providing immediate income with flexibility. Property is being sold As-Is; cash or conventional financing preferred.

18. 2026-04-29
    price $75,000 779-char remark

    Show marketing remark (779 chars)

    Spacious 4-bedroom, 2-bath home with versatile living potential! Currently configured for multi-use, a temporary wall creates a separate first-floor unit used as a large one-bedroom, while the upstairs features three bedrooms with a shared bathroom, with rooms rented individually. The layout can be easily converted back to a single-family home if desired. The home features a durable steel roof replaced just one year ago, a newer water heater, and a recently added second bathroom. Some TLC is needed, offering a great opportunity to add value and make it your own. The first-floor unit and one upstairs bedroom are currently rented on a month-to-month basis, providing immediate income with flexibility. Property is being sold As-Is; cash or conventional financing preferred.

19. 2026-04-01
    listed $80,000 Active 779-char remark

    Show marketing remark (779 chars)

    Spacious 4-bedroom, 2-bath home with versatile living potential! Currently configured for multi-use, a temporary wall creates a separate first-floor unit used as a large one-bedroom, while the upstairs features three bedrooms with a shared bathroom, with rooms rented individually. The layout can be easily converted back to a single-family home if desired. The home features a durable steel roof replaced just one year ago, a newer water heater, and a recently added second bathroom. Some TLC is needed, offering a great opportunity to add value and make it your own. The first-floor unit and one upstairs bedroom are currently rented on a month-to-month basis, providing immediate income with flexibility. Property is being sold As-Is; cash or conventional financing preferred.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 18% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 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: $18,956
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − Depreciation: −$1,891
• Taxable income: $9,091
• Est. tax owed @ 24.0%: −$2,182
• After-tax cash flow: $7,403/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): 19,613
• Household income: $55,523
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1230.0

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% Two or more races 7% Hispanic / Latino 7% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -16.13%
• Current HPI: 300.7692
• 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

-6.2% since first listed

3 events — show timeline

• 2026-05-14 Pending — GBAOR
• 2026-04-29 Price Changed $75,000 GBAOR
• 2026-04-01 Listed $80,000 GBAOR

Property tax history

+4.7%/yr

Latest (2025): $3,480 · +0.9% YoY. Source: county tax records.