7 Holland Ave · Binghamton, NY 13905

$194,000

4 bd · 2.0 ba · 1,824 sqft · MultiFamily public records · 190 Days on market

Built 1910 3,200 sqft lot $106/sqft · at area comps Est $195k · at est.

---

Why this score? — see what drove the C 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 +20.2/30.0
• ARV discount +7.8/15.0
• 1% rule +7.4/10.0
• DSCR +6.4/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

?? PRICE DROP! Attention Investors & Owner-Occupants: Whether you are looking to build immediate equity as a homeowner or maximize your rental cash flow from day one, this opportunity is positioned to offer incredible return on investment. Quiet Privacy: Tucked away safely on a peaceful dead-end street with zero through-traffic, just minutes from shopping, dining, and local amenities. Request a Tour or contact your agent right now to see it in person!

Key facts

• Separate utilities
• Walk up attic
• Dead end street

Tags

• DEAD END STREET
• SEPARATE UTILITIES
• BRAND NEW FURNACE
• HARDWOOD FLOORS
• WALK UP ATTIC
• CLOSE TO ALL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $194k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.4% in Binghamton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+11.2%/yr); 136 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $2,411/mo this rent would consume 54% of the median local household income ($53k/yr) (locally 1875% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 8.0% rent growth), your $54k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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 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: 1.24% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.43%
• DSCR: 1.24
• GRM: 6.7

CMA / ARV

• ARV (median comp): $195,247
• List price: $194,000
• Delta: -0.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Colfax Ave	0.15mi	3/2.0 (-1)	1,970 (+8%)	8mo	$138,000	$70	68
30 Holland St	0.07mi	3/2.0 (-1)	1,752 (-4%)	22mo	$97,000	$55	67
241 Prospect St	0.23mi	4/2.0	2,028 (+11%)	10mo	$130,000	$64	63
64 Thorp St	0.53mi	4/2.0	1,852 (+2%)	12mo	$100,000	$54	63
45 Charlotte St	0.30mi	4/4.0	1,800 (-1%)	20mo	$48,888	$27	59
39 Colfax Ave	0.10mi	4/2.0	1,557 (-15%)	15mo	$125,000	$80	58
29 Miles St	0.48mi	4/2.0	2,080 (+14%)	10mo	$130,000	$63	46
11 St Cyril Ave	0.54mi	4/3.0	1,963 (+8%)	18mo	$55,000	$28	43
39 Schubert St	0.62mi	4/2.0	2,072 (+14%)	8mo	$175,000	$84	41
4 Charles St	0.53mi	4/3.0	1,582 (-13%)	14mo	$200,000	$126	37
85 Crestmont Rd	0.66mi	3/2.0 (-1)	1,586 (-13%)	7mo	$170,000	$107	37
33 Mygatt St	0.65mi	4/2.0	1,672 (-8%)	23mo	$115,000	$69	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-2,821
• Equity at exit: $28,926

10-year hold

• IRR: 13.8%
• Equity multiple: 2.41×
• Total profit: $76,619
• Equity at exit: $16,774

Cash invested: $54,320 (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 13905

• Home prices YoY: -31.1%
• Rents YoY: 11.2%
• Active inventory: 136
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,411 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$561 /mo · $6,731/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $246

Break-even live

Break-even rent $2,100

Max offer price $194,000

Occupancy floor 85%

Sensitivity live

Price	-10% $355	-5% $300	+0% $246	+5% $191	+10% $136
Rent	-10% $55	-5% $150	+0% $246	+5% $341	+10% $436
Rate	-1.0pp $343	-0.5pp $295	base $246	+0.5pp $195	+1.0pp $144

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,410
Total (2 units)			$2,411

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	14d	1	0.29mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	44d	1	0.48mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	44d	1	0.52mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	44d	1	0.65mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	44d	1	0.73mi
74 Matthews St Binghamton, NY	3.0	2.0	2510	$2,300	$0.92	21d	1	0.77mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	21d	1	0.85mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	44d	1	0.88mi
16 North St Unit 1-1 Binghamton, NY	5.0	2.0	2600	$650	$0.25	44d	1	0.99mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	14d	1	1.12mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	44d	1	1.14mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	44d	1	1.24mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	44d	1	1.24mi
57 Fowler Ave Johnson City, NY	3.0	2.5	2497	$2,000	$0.80	14d	1	1.25mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	44d	1	1.41mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	44d	1	1.46mi

Listing history 32 events

1. 2026-06-19
   days on market $194,000 Active 190 DOM
2. 2026-06-18
   days on market $194,000 Active 189 DOM
3. 2026-06-17
   days on market $194,000 Active 188 DOM
4. 2026-06-16
   days on market $194,000 Active 187 DOM
5. 2026-06-15
   days on market $194,000 Active 186 DOM
6. 2026-06-14
   days on market $194,000 Active 184 DOM
7. 2026-06-13
   days on market $194,000 Active 183 DOM
8. 2026-06-10
   days on market $194,000 Active 181 DOM
9. 2026-06-09
   days on market $194,000 Active 180 DOM
10. 2026-06-08
    days on market $194,000 Active 179 DOM
11. 2026-06-07
    days on market $194,000 Active 178 DOM
12. 2026-06-03
    days on market $194,000 Active 174 DOM
13. 2026-06-02
    days on market $194,000 Active 173 DOM
14. 2026-06-01
    days on market $194,000 Active 172 DOM
15. 2026-05-31
    days on market $194,000 Active 171 DOM
16. 2026-05-30
    days on market $194,000 Active 170 DOM
17. 2026-05-17
    price $194,000 462-char remark

    Show marketing remark (462 chars)

    ?? PRICE DROP! Attention Investors & Owner-Occupants: Whether you are looking to build immediate equity as a homeowner or maximize your rental cash flow from day one, this opportunity is positioned to offer incredible return on investment. Quiet Privacy: Tucked away safely on a peaceful dead-end street with zero through-traffic, just minutes from shopping, dining, and local amenities. Request a Tour or contact your agent right now to see it in person!

18. 2026-03-17
    status Active 462-char remark

    Show marketing remark (462 chars)

    ?? PRICE DROP! Attention Investors & Owner-Occupants: Whether you are looking to build immediate equity as a homeowner or maximize your rental cash flow from day one, this opportunity is positioned to offer incredible return on investment. Quiet Privacy: Tucked away safely on a peaceful dead-end street with zero through-traffic, just minutes from shopping, dining, and local amenities. Request a Tour or contact your agent right now to see it in person!

19. 2026-02-15
    status Pending 462-char remark

    Show marketing remark (462 chars)

    ?? PRICE DROP! Attention Investors & Owner-Occupants: Whether you are looking to build immediate equity as a homeowner or maximize your rental cash flow from day one, this opportunity is positioned to offer incredible return on investment. Quiet Privacy: Tucked away safely on a peaceful dead-end street with zero through-traffic, just minutes from shopping, dining, and local amenities. Request a Tour or contact your agent right now to see it in person!

20. 2025-11-11
    listed $198,000 Active 462-char remark

    Show marketing remark (462 chars)

    ?? PRICE DROP! Attention Investors & Owner-Occupants: Whether you are looking to build immediate equity as a homeowner or maximize your rental cash flow from day one, this opportunity is positioned to offer incredible return on investment. Quiet Privacy: Tucked away safely on a peaceful dead-end street with zero through-traffic, just minutes from shopping, dining, and local amenities. Request a Tour or contact your agent right now to see it in person!

21. 2025-10-10
    listed $199,000 Active
22. 2025-09-27
    price $198,000
23. 2025-07-25
    listed $199,000 Active
24. 2024-12-02
    status Pending
25. 2024-11-10
    listed $185,000 Active
26. 2024-03-31
    historical $1,199
27. 2024-01-27
    price $1,199
28. 2023-10-31
    listed $1,200
29. 2023-08-23
    soldstatus $212,000
30. 2023-08-04
    soldstatus $125,000 Closed Sale or Rented
31. 2023-05-26
    status Pending Sale
32. 2023-05-22
    listed $125,000 Active

ⓘ 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: $6,731 · $561/mo
• Projected year-2 tax: $6,731 · $561/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 ≥94°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: $28,932
• − Mortgage interest: −$10,867
• − Property taxes: −$6,731
• − Insurance: −$970
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$5,644
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $2,925/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): 27,988
• Household income: $53,362
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1875.0

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 (68%)
• Race & ethnicity: White 68% Asian 10% Black 10% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 3% Iranian 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 87% English-only · Other Indo-European 5% Spanish 2% Other Asian/Pacific 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: ▼ -134.70%
• Current HPI: 298.9847
• Rent YoY: ▲ 11.19%
• 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

+55.2% since first listed

16 events — show timeline

• 2026-05-17 Price Changed $194,000 GBAOR
• 2026-03-17 Relisted — GBAOR
• 2026-02-15 Pending — GBAOR
• 2025-11-11 Listed $198,000 GBAOR
• 2025-10-10 Listed $199,000 GBAOR
• 2025-09-27 Price Changed $198,000 GBAOR
• 2025-07-25 Listed $199,000 GBAOR
• 2024-12-02 Pending — GBAOR
• 2024-11-10 Listed $185,000 GBAOR
• 2024-03-31 Rental Removed $1,199 GBAOR
• 2024-01-27 Price Changed $1,199 GBAOR
• 2023-10-31 Listed for Rent $1,200 GBAOR
• 2023-08-23 Sold (Public Records) $212,000 Public Records
• 2023-08-04 Sold (MLS) $125,000 CNYIS
• 2023-05-26 Pending — CNYIS
• 2023-05-22 Listed $125,000 CNYIS

Property tax history

+4.7%/yr

Latest (2025): $6,731 · +0.9% YoY. Source: county tax records.