163 Ackley Ave · Johnson City, NY 13790

$205,000

4 bd · 3.0 ba · 1,282 sqft · Other public records · 11 Days on market

Built 1930 8,276 sqft lot $160/sqft · 77% above area Est $165k · 24% 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Rent growth +4.9/5.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

INVESTORS DON'T MISS THIS ONE!! A 4 unit property, 3 in main house and an adorable tiny house in the back! Nice area, easily rented per the owner. All the units are occupied and paying on time. All tenants would like to stay. Cap rate is above average. This is a money maker, priced to sell. Showings will not start till March 1st. Please give 24 to 48 hr notice.

Key facts

• New flooring
• New appliances
• New water lines

Tags

• VACANT BASEMENT APARTMENT
• COMPLETELY RENOVATED BATHROOM
• NEW FLOORING
• NEW APPLIANCES
• VACANT FIRST-FLOOR UNIT
• NEW WATER LINES

Property features AI

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property (quadruplex)
• Construction: Clapboard exterior
• Exterior features: Patio; Level lot

Interior

• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 4 full bathrooms
• Heating & cooling: Steam heating; No central cooling
• Interior features: Gas water heater; Carpet, hardwood, and tile flooring; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (7.7% below list).
• Recommended offer: $174k (15.3% below list) — sets the bar for cash-flow.

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); Johnson City Middle School (math 19% / reading 43%, grade F, #534 of 729 statewide, top 73%, 500 students, 65% FRL); Johnson City Senior High School (math 98% / reading 64%, grade A, #485 of 1,100 statewide, top 45%, 729 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 40% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Johnson City Central School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+9.5%/yr); 102 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 38% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $170k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,646 (15.3% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
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: 0.92% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 9.0

CMA / ARV

• ARV (median comp): $165,000
• List price: $205,000
• Delta: 24.24%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.93×
• Total profit: $110,533
• Equity at exit: $184,680

10-year hold

• IRR: 22.4%
• Equity multiple: 7.26×
• Total profit: $359,540
• Equity at exit: $398,270

Cash invested: $57,400 (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: 102
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$512 /mo · $6,147/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-177

Break-even live

Break-even rent $2,117

Max offer price $173,646

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-119	+0% $-177	+5% $-236	+10% $-294
Rent	-10% $-327	-5% $-252	+0% $-177	+5% $-103	+10% $-28
Rate	-1.0pp $-74	-0.5pp $-125	base $-177	+0.5pp $-231	+1.0pp $-285

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	15d	1	0.27mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	15d	1	0.27mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	23d	1	0.43mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	23d	1	0.79mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	23d	1	0.81mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	45d	1	0.87mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	45d	1	0.89mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	45d	1	0.90mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	15d	1	0.98mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	45d	1	1.10mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	1.20mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	45d	1	1.20mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	15d	1	1.21mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	45d	1	1.39mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	15d	1	1.45mi
809 Murray Hill Rd Vestal, NY	3.0	1.5	1504	$2,300	$1.53	23d	1	1.45mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	15d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $205,000 Active 11 DOM
2. 2026-06-19
   days on market $205,000 Active 9 DOM
3. 2026-06-18
   days on market $205,000 Active 8 DOM
4. 2026-06-17
   days on market $205,000 Active 7 DOM
5. 2026-06-16
   days on market $205,000 Active 6 DOM
6. 2026-06-15
   days on market $205,000 Active 5 DOM
7. 2026-06-14
   days on market $205,000 Active 3 DOM
8. 2026-06-13
   days on marketlisting id $205,000 Active 2 DOM
9. 2026-06-08
   days on market $205,000 Active 91 DOM
10. 2026-06-07
    days on market $205,000 Active 90 DOM
11. 2026-06-05
    days on market $205,000 Active 87 DOM
12. 2026-06-03
    days on market $205,000 Active 86 DOM
13. 2026-06-02
    days on market $205,000 Active 85 DOM
14. 2026-06-01
    days on market $205,000 Active 84 DOM
15. 2026-05-31
    days on market $205,000 Active 83 DOM
16. 2026-05-30
    days on market $205,000 Active 82 DOM
17. 2026-05-04
    price $205,000 990-char remark
18. 2026-04-03
    status Active 990-char remark
19. 2026-01-02
    status Pending 990-char remark
20. 2025-12-19
    price $215,000 990-char remark
21. 2025-12-08
    listed $235,000 Active 990-char remark
22. 2024-04-23
    soldstatus $170,000 Closed 364-char remark

    Show marketing remark (364 chars)

    INVESTORS DON'T MISS THIS ONE!! A 4 unit property, 3 in main house and an adorable tiny house in the back! Nice area, easily rented per the owner. All the units are occupied and paying on time. All tenants would like to stay. Cap rate is above average. This is a money maker, priced to sell. Showings will not start till March 1st. Please give 24 to 48 hr notice.

23. 2024-03-04
    status Pending 364-char remark

    Show marketing remark (364 chars)

    INVESTORS DON'T MISS THIS ONE!! A 4 unit property, 3 in main house and an adorable tiny house in the back! Nice area, easily rented per the owner. All the units are occupied and paying on time. All tenants would like to stay. Cap rate is above average. This is a money maker, priced to sell. Showings will not start till March 1st. Please give 24 to 48 hr notice.

24. 2024-02-26
    listed $150,000 Active 364-char remark

    Show marketing remark (364 chars)

    INVESTORS DON'T MISS THIS ONE!! A 4 unit property, 3 in main house and an adorable tiny house in the back! Nice area, easily rented per the owner. All the units are occupied and paying on time. All tenants would like to stay. Cap rate is above average. This is a money maker, priced to sell. Showings will not start till March 1st. Please give 24 to 48 hr notice.

25. 2017-06-01
    soldstatus $65,000
26. 2016-05-03
    listed $69,900
27. 2003-07-29
    soldstatus $48,936

ⓘ 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: $6,147 · $512/mo
• Projected year-2 tax: $6,147 · $512/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 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: $22,713
• − Mortgage interest: −$11,483
• − Property taxes: −$6,147
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$5,964
• Taxable loss: −$5,541
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $-800/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

+318.9% since first listed

12 events — show timeline

• 2026-06-09 Listed $205,000 GBAOR
• 2026-05-04 Price Changed $205,000 GBAOR
• 2026-04-03 Relisted — GBAOR
• 2026-01-02 Pending — GBAOR
• 2025-12-19 Price Changed $215,000 GBAOR
• 2025-12-08 Listed $235,000 GBAOR
• 2024-04-23 Sold (MLS) $170,000 GBAOR
• 2024-03-04 Pending — GBAOR
• 2024-02-26 Listed $150,000 GBAOR
• 2017-06-01 Sold (MLS) $65,000 GBAOR
• 2016-05-03 Listed $69,900 GBAOR
• 2003-07-29 Sold (Public Records) $48,936 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,147 · +1.7% YoY. Source: county tax records.