160 N Broad St · Johnson City, NY 13790

$124,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 13 Days on market

Built 1937 5,400 sqft lot Est $134k · 7% under

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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 +16.3/30.0
• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• 1% rule +6.3/10.0
• DSCR +5.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Take a look at this charming two story EJ home located within a 3 minute drive to UHS Wilson Medical Center and just 4 miles to Binghamton Univeristy's main campus in Vestal. Great for an owner occupy or investment property. How much are you paying for a 3 bedroom rental? Large front covered porch would be a great place to relax and unwind. The house has wood floors that will look wonderful once refinished. The entry foyer features the original natural wood staircase to the second floor. Covered back porch overlooking flat level backyard. There is a second floor screened porch off the first bedroom a great place to be on a hot summer evening. Freshly painted interior.

Key facts

• Front covered porch
• Wood floors
• Back porch

Tags

• FRONT COVERED PORCH
• WOOD FLOORS
• NATURAL WOOD STAIRCASE
• BACK PORCH
• FLAT LEVEL BACKYARD
• SECOND FLOOR SCREENED PORCH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels
• Construction: Aluminum siding
• Exterior features: Covered porch; Level lot

Interior

• Kitchen: Range; Free-standing range; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Steam heating; Ceiling fan(s)
• Interior features: Range; Free-standing range; Gas water heater; Refrigerator; Hardwood flooring; Vinyl flooring; Has basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $13 ($153/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

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); 103 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $13k of equity ($864 loan paydown + $12k 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $125k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; flood insurance adds $56/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.13% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $134,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Ester St	0.10mi	3/1.0	1,052 (+4%)	7mo	$157,410	$150	82
40 Jay St	0.10mi	2/1.0 (-1)	975 (-3%)	8mo	$120,000	$123	78
97 Jay St	0.16mi	3/1.0	960 (-5%)	9mo	$61,000	$64	77
120 N Harrison St N	0.22mi	3/1.0	962 (-5%)	9mo	$151,063	$157	75
25 N Harrison St	0.18mi	3/1.0	926 (-8%)	6mo	$135,000	$146	73
133 N Baldwin Street St	0.21mi	3/1.0	897 (-11%)	0mo	$40,000	$45	71
29 N Arch St	0.19mi	2/1.0 (-1)	1,092 (+8%)	6mo	$145,000	$133	67
112 Jay St	0.20mi	3/1.0	882 (-12%)	5mo	$135,000	$153	66
52 Albert St	0.64mi	2/1.0 (-1)	992 (-2%)	3mo	$122,000	$123	60
14 Bellaire Ave	0.71mi	3/1.0	1,056 (+5%)	2mo	$139,050	$132	57
84 Harry L Dr	0.34mi	3/1.5	1,152 (+14%)	15mo	$122,000	$106	46
10 Poland Ave	0.71mi	3/1.0	1,140 (+13%)	6mo	$165,000	$145	40

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: 26.9%
• Equity multiple: 3.19×
• Total profit: $76,474
• Equity at exit: $112,520

10-year hold

• IRR: 25.3%
• Equity multiple: 7.96×
• Total profit: $243,411
• Equity at exit: $242,653

Cash invested: $34,972 (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: 103
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$655
• Tax from tax record: −$342 /mo · $4,098/yr
• Insurance: −$52
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $13

Break-even live

Break-even rent $1,398

Max offer price $124,900

Occupancy floor 94%

Sensitivity live

Price	-10% $83	-5% $48	+0% $13	+5% $-23	+10% $-58
Rent	-10% $-99	-5% $-43	+0% $13	+5% $69	+10% $124
Rate	-1.0pp $76	-0.5pp $44	base $13	+0.5pp $-20	+1.0pp $-53

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	23d	1	0.44mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	23d	1	0.63mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	15d	1	0.66mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	23d	1	0.72mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	23d	1	0.76mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	15d	1	0.77mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	23d	1	0.92mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	23d	1	0.94mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	23d	1	1.07mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	15d	1	1.14mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	15d	1	1.16mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	46d	1	1.28mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	46d	1	1.31mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	15d	1	1.33mi
436 Glenwood Rd Binghamton, NY	1.0–2.0	1.0–1.5	1100	$1,360	$1.24	15d	1	1.46mi

Listing history 11 events

1. 2026-06-23
   days on market $124,900 Active 13 DOM
2. 2026-06-21
   days on market $124,900 Active 12 DOM
3. 2026-06-19
   days on market $124,900 Active 10 DOM
4. 2026-06-18
   days on market $124,900 Active 9 DOM
5. 2026-06-17
   days on market $124,900 Active 8 DOM
6. 2026-06-16
   days on market $124,900 Active 7 DOM
7. 2026-06-15
   days on market $124,900 Active 6 DOM
8. 2026-06-14
   days on market $124,900 Active 4 DOM
9. 2026-06-13
   days on market $124,900 Active 3 DOM
10. 2026-06-10
    remarks 677-char remark
11. 2026-06-10
    listed $124,900 Active 1 DOM

ⓘ 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: $4,098 · $342/mo
• Projected year-2 tax: $4,098 · $342/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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°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: $16,964
• − Mortgage interest: −$6,996
• − Property taxes: −$4,098
• − Insurance: −$1,291
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,633
• Taxable loss: −$1,769
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $577/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

+228.7% since first listed

3 events — show timeline

• 2026-06-09 Listed $124,900 GBAOR
• 2000-03-21 Sold (Public Records) $45,500 Public Records
• 1998-05-05 Sold (Public Records) $38,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $4,098 · +1.7% YoY. Source: county tax records.