11 Rutherford St · Binghamton, NY 13901

$65,000

3 bd · 1.0 ba · 1,465 sqft · SingleFamily public records · 112 Days on market

Built 1900 Fair condition 1,306 sqft lot $44/sqft · 48% below area Est $125k · 48% under ↓ 19% 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
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

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.

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

What this means for you Summary

Snapshot

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

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: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 5.9% 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: Macarthur School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 398 students, 62% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL) — zoned schools at 65% FRL track the district average.
• Zoned-school proficiency averages 51% at this address vs 37% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Binghamton City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 127 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 112 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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): $124,871
• List price: $65,000
• Delta: -47.95%
• 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%)	3mo	$132,500	$83	72
135 Susquehanna Street St	0.21mi	2/2.0 (-1)	1,370 (-6%)	3mo	$55,000	$40	68
14 Mcnamara Ave	0.69mi	4/1.5 (+1)	1,463 (-0%)	9mo	$170,000	$116	53
1.5 Grand St	0.50mi	4/2.0 (+1)	1,344 (-8%)	1mo	$58,000	$43	53
18 Kress St	0.58mi	3/1.0	1,620 (+11%)	3mo	$105,000	$65	53
7 Mcnamara Ave	0.67mi	3/2.0	1,440 (-2%)	12mo	$193,000	$134	52
5 Tremont Ave	0.64mi	2/1.0 (-1)	1,443 (-2%)	14mo	$41,500	$29	51
96 Evans St	0.64mi	4/2.0 (+1)	1,551 (+6%)	4mo	$120,000	$77	48
13 Clarence St	0.75mi	3/2.0	1,516 (+4%)	10mo	$195,000	$129	47
18 Esther Ave	0.73mi	4/2.0 (+1)	1,536 (+5%)	7mo	$130,000	$85	43
2 Emmett St	0.45mi	4/2.0 (+1)	1,644 (+12%)	11mo	$110,000	$67	40
124 Robinson St	0.73mi	3/1.0	1,296 (-12%)	15mo	$105,000	$81	34

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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 18 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $152,450 ($106/sqft)
• Median days on market: 66 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -19.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 13901

• Home prices YoY: -5.1%
• Active inventory: 127
• 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%

Sensitivity live

Price	-10% $844	-5% $821	+0% $799	+5% $776	+10% $754
Rent	-10% $674	-5% $736	+0% $799	+5% $861	+10% $924
Rate	-1.0pp $831	-0.5pp $815	base $799	+0.5pp $782	+1.0pp $765

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
• Club membership (one-time): —
• 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	62d	1	0.15mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	93d	1	0.31mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	93d	1	0.34mi
27 Tompkins St Unit 9 Binghamton, NY	2.0	1.0	950	$950	$1.00	93d	1	0.35mi
27 Tompkins St Unit 10 Binghamton, NY	2.0	1.0	950	$1,050	$1.11	70d	1	0.35mi
26 Doubleday St Binghamton, NY	2.0	1.0	1000	$1,350	$1.35	93d	1	0.49mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	62d	1	0.51mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	93d	1	0.54mi
1 Euclid Ave Unit 1 Binghamton, NY	3.0	1.0	1100	$1,500	$1.36	93d	1	0.67mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	93d	1	0.91mi
71 Mary St Unit 2 Binghamton, NY	2.0	1.0	1100	$1,300	$1.18	62d	1	0.94mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	70d	1	1.01mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	93d	1	1.04mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	93d	1	1.04mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	93d	1	1.04mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	93d	1	1.14mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,600	$1.60	62d	1	1.14mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	93d	1	1.21mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	70d	1	1.22mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	93d	1	1.31mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	62d	1	1.36mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	93d	1	1.39mi
14 Dennison Ave Unit 2 Binghamton, NY	2.0	1.0	1100	$1,150	$1.05	93d	1	1.42mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	93d	1	1.47mi

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTwo levels
• Construction: Vinyl siding
• Exterior features: Located on a cul-de-sacLot dimensions approx. 25 ft x 56 ft

Interior

• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Electric water heaterCarpet and vinyl flooringBasement

Listing history 50 events

1. 2026-08-08
   days on market $65,000 Active 112 DOM
2. 2026-08-07
   days on market $65,000 Active 111 DOM
3. 2026-08-06
   days on market $65,000 Active 110 DOM
4. 2026-08-05
   days on market $65,000 Active 109 DOM
5. 2026-08-04
   days on market $65,000 Active 108 DOM
6. 2026-08-03
   days on market $65,000 Active 107 DOM
7. 2026-07-31
   days on market $65,000 Active 104 DOM
8. 2026-07-30
   days on market $65,000 Active 103 DOM
9. 2026-07-29
   days on market $65,000 Active 102 DOM
10. 2026-07-27
    days on market $65,000 Active 100 DOM
11. 2026-07-25
    days on market $65,000 Active 98 DOM
12. 2026-07-24
    days on market $65,000 Active 97 DOM
13. 2026-07-23
    days on market $65,000 Active 96 DOM
14. 2026-07-22
    days on market $65,000 Active 95 DOM
15. 2026-07-21
    days on market $65,000 Active 94 DOM
16. 2026-07-18
    days on market $65,000 Active 91 DOM
17. 2026-07-16
    days on market $65,000 Active 89 DOM
18. 2026-07-16
    days on market $65,000 Active 88 DOM
19. 2026-07-14
    days on market $65,000 Active 87 DOM
20. 2026-07-13
    days on market $65,000 Active 86 DOM
21. 2026-07-12
    days on market $65,000 Active 85 DOM
22. 2026-07-11
    days on market $65,000 Active 84 DOM
23. 2026-07-10
    days on market $65,000 Active 83 DOM
24. 2026-07-09
    days on market $65,000 Active 82 DOM
25. 2026-07-08
    days on market $65,000 Active 81 DOM
26. 2026-07-07
    days on market $65,000 Active 80 DOM
27. 2026-07-06
    days on market $65,000 Active 79 DOM
28. 2026-07-05
    days on market $65,000 Active 78 DOM
29. 2026-07-04
    days on market $65,000 Active 77 DOM
30. 2026-07-03
    days on market $65,000 Active 76 DOM
31. 2026-07-02
    days on market $65,000 Active 75 DOM
32. 2026-07-01
    days on market $65,000 Active 74 DOM
33. 2026-06-30
    days on market $65,000 Active 73 DOM
34. 2026-06-29
    days on market $65,000 Active 72 DOM
35. 2026-06-28
    days on market $65,000 Active 71 DOM
36. 2026-06-28
    days on market $65,000 Active 70 DOM
37. 2026-06-27
    days on market $65,000 Active 69 DOM
38. 2026-06-25
    days on market $65,000 Active 67 DOM
39. 2026-06-23
    days on market $65,000 Active 65 DOM
40. 2026-06-21
    days on market $65,000 Active 64 DOM
41. 2026-06-19
    days on market $65,000 Active 62 DOM
42. 2026-06-18
    days on market $65,000 Active 61 DOM
43. 2026-06-17
    days on market $65,000 Active 60 DOM
44. 2026-06-16
    days on market $65,000 Active 59 DOM
45. 2026-06-15
    days on market $65,000 Active 58 DOM
46. 2026-06-14
    days on market $65,000 Active 56 DOM
47. 2026-06-13
    days on market $65,000 Active 55 DOM
48. 2026-06-10
    days on market $65,000 Active 53 DOM
49. 2026-06-09
    days on market $65,000 Active 52 DOM
50. 2026-06-08
    days on market $65,000 Active 51 DOM

ⓘ 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 1/10 Low FEMA zone X · 0% 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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab Est. rehab $36,625–$65,925 screening

This home requires moderate repairs and maintenance to improve its curb appeal and resale value. Immediate updates to the exterior siding and paint, along with landscaping, can significantly boost its value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — Signs of significant damage or wear on the roof structure
• Major Windows (windows) — Visible signs of rot or damage to window frames
• Major Electrical (electrical) — Exposed wiring and potential hazards
• Major Exterior (exterior) — Significant deterioration of siding and foundation

Repairs flagged

• Moderate exterior siding — Weathered and chipped
• Moderate exterior paint — Chipped and uneven
• Minor landscaping — Sparse and overgrown

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both landscaping — Improves curb appeal and rental appeal ↑
• Both repair and paint exterior siding — Fixes aesthetic issues and enhances value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Macarthur School F NY #1,786/2,108 Nat'l #28,475/41,679 Middle East Middle School F NY #693/729 Nat'l #12,247/14,009 High Binghamton High School A- NY #631/1,100 Nat'l #1,551/17,239

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

B Composite livability gradescore 78/100

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 · 187,989 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceTwo levels
• Construction: Vinyl siding
• Exterior features: Located on a cul-de-sacLot dimensions approx. 25 ft x 56 ft

Interior

• Flooring: CarpetVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Electric water heaterCarpet and vinyl flooringBasement

Price history

-18.8% since first listed

5 events — show timeline

• 2026-05-29 Price Changed $65,000 GBAOR
• 2026-05-22 Relisted — GBAOR
• 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.