31 Crandall St · Binghamton, NY 13905

$95,000

4 bd · 2.0 ba · 1,716 sqft · MultiFamily public records · 32 Days on market

Built 1900 Fair condition 3,920 sqft lot $55/sqft · 47% below area Est $180k · 47% under

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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
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Opportunity knocks at 31 Crandall Street! This FIXER duplex in the City of Binghamton offers investors a rare combination of low taxes and immediate cash flow potential. The first-floor unit features 3 bedrooms and 1 bath and is currently tenant-occupied, providing day-one rental income. The second-floor unit offers 2 bedrooms and 1 bath, ideal for an owner-occupant or additional rental income. Annual taxes are an exceptionally low $2,601. Owner covers heat, water, and sewer; tenant pays electric. The property has been previously remodeled and presents the perfect value-add opportunity for the savvy investor willing to put in the work. Priced to move at $65,000 — bring your vision and build your portfolio. Don't miss this one!

Key facts

• Rental potential
• Tenant-occupied unit
• Value-add duplex

Tags

• VALUE-ADD DUPLEX
• TENANT-OCCUPIED UNIT
• RENTAL POTENTIAL
• SUBSTANTIAL REDEVELOPMENT

What this means for you Summary

Snapshot

• This is a 1×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $95k. Condition is rated fair.
• This rent per unit runs 30% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $622/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 6.2% 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: Woodrow Wilson School (math 8% / reading 27%, grade F, #2,004 of 2,108 statewide, top 95%, 352 students, 76% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL).
• Market conditions: Rents rising fast (+11.2%/yr); 247 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 140d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 $52k; list at $95k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.81% ✓
• Cap rate: 22.00%
• Cash-on-cash: 56.10%
• DSCR: 3.50
• GRM: 3.0

CMA / ARV

• ARV (median comp): $179,937
• List price: $95,000
• Delta: -47.20%
• 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
31 Crandall St	0.00mi	5/2.0 (+1)	1,716 (0%)	3mo	$52,000	$30	93
64 Thorp St	0.14mi	4/2.0	1,852 (+8%)	15mo	$100,000	$54	68
4 Charles St	0.11mi	4/3.0	1,582 (-8%)	17mo	$200,000	$126	64
167 Oak St St	0.41mi	4/2.0	1,845 (+8%)	6mo	$104,940	$57	64
1 and 3 Gaines St	0.59mi	4/2.0	1,664 (-3%)	5mo	$55,000	$33	63
11 Cypress St	0.54mi	4/2.0	1,584 (-8%)	8mo	$110,000	$69	56
39 Colfax Ave	0.46mi	4/2.0	1,557 (-9%)	18mo	$125,000	$80	48
18 Goethe St	0.41mi	4/2.0	1,500 (-13%)	20mo	$230,000	$153	44
16 Elm St	0.46mi	5/2.0 (+1)	1,500 (-13%)	11mo	$115,000	$77	43
27 Valley St	0.70mi	4/2.5	1,825 (+6%)	18mo	$156,000	$85	40
13 Mcdonald Ave	0.61mi	3/2.0 (-1)	1,900 (+11%)	13mo	$46,000	$24	38
69 Colfax Ave	0.58mi	3/2.0 (-1)	1,970 (+15%)	11mo	$138,000	$70	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 60.7%
• Equity multiple: 3.94×
• Total profit: $78,076
• Equity at exit: $14,165

10-year hold

• IRR: 67.3%
• Equity multiple: 9.83×
• Total profit: $234,848
• Equity at exit: $8,214

Cash invested: $26,600 (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: 16 active · 7 under contract
• Months of supply: 19.2 mo (5%/mo absorbed)
• Median asking: $143,500 ($85/sqft)
• Median days on market: 70 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +22.7% above current asking $/sqft

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

ZIP-level market 13905

• Home prices YoY: -31.1%
• Rents YoY: 11.2%
• Active inventory: 247
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,669 high
• Mortgage (P&I): −$498
• Tax from tax record: −$327 /mo · $3,927/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $1,243

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,469
1× unit	2	1	$1,200
Total (2 units)			$2,669

Break-even live

Break-even rent $1,095

Max offer price $95,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,297	-5% $1,270	+0% $1,243	+5% $1,217	+10% $1,190
Rent	-10% $1,033	-5% $1,138	+0% $1,243	+5% $1,349	+10% $1,454
Rate	-1.0pp $1,291	-0.5pp $1,268	base $1,243	+0.5pp $1,219	+1.0pp $1,194

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Edwards St Unit T-1-2 Binghamton, NY	1.0	1.0	550	$600	$1.09	139d	1	0.13mi
32 Edwards St Unit E-1 Binghamton, NY	1.0	1.0	—	$750	—	139d	1	0.13mi
32 Edwards St Unit E-1-1 Binghamton, NY	1.0	1.0	625	$700	$1.12	139d	1	0.13mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	139d	1	0.17mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,600	$1.60	109d	1	0.23mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,500	$1.50	6d	1	0.23mi
19 Mygatt St Apt 2 Binghamton, NY	1.0	1.0	—	$1,050	—	116d	1	0.23mi
19 Mygatt St Apt 5 Binghamton, NY	1.0	1.0	—	$1,010	—	0d	1	0.23mi
19 Mygatt St Apt 8 Binghamton, NY	2.0	1.0	—	$1,200	—	116d	1	0.23mi
110 Walnut St Unit 4 Binghamton, NY	2.0	1.0	—	$950	—	139d	1	0.25mi
36 Grace St Unit 1F Binghamton, NY	1.0	1.0	—	$950	—	6d	1	0.28mi
100 Walnut St Unit 2R Binghamton, NY	1.0	1.0	500	$750	$1.50	139d	1	0.28mi
100 Walnut St Unit 2-L Binghamton, NY	1.0	1.0	600	$850	$1.42	139d	1	0.28mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	139d	1	0.30mi
27 Cedar St Unit 4 Binghamton, NY	1.0	1.0	—	$850	—	109d	1	0.32mi
27 Cedar St Unit 1 Binghamton, NY	3.0	1.0	—	$1,200	—	109d	1	0.32mi
82 Walnut St #7 Binghamton, NY	1.0	1.0	650	$900	$1.38	139d	1	0.34mi
82 Walnut St Unit 5 Binghamton, NY	1.0	1.0	680	$950	$1.40	139d	1	0.34mi
5 Colfax Ave Binghamton, NY	1.0	1.0	300	$400	$1.33	6d	1	0.38mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	139d	1	0.39mi
28 Lydia St Unit 2-F Binghamton, NY	1.0	1.0	650	$1,100	$1.69	116d	1	0.41mi
28 Lydia St Unit 1-R Binghamton, NY	2.0	1.0	770	$1,200	$1.56	140d	1	0.41mi
135 Beethoven St Unit 1 Binghamton, NY	1.0	1.0	—	$1,000	—	139d	1	0.41mi
18 Goethe St Binghamton, NY	2.0	1.0	750	$1,350	$1.80	6d	1	0.42mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	139d	1	0.46mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	139d	1	0.46mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	116d	1	0.51mi
35 Seminary Ave Unit 3 Binghamton, NY	1.0	1.0	700	$900	$1.29	6d	1	0.54mi
12 Cypress St Unit 2nd Floor Binghamton, NY	3.0	1.0	—	$1,800	—	0d	1	0.56mi
103 Beethoven St Unit 1 Binghamton, NY	3.0	1.5	1277	$1,385	$1.08	6d	1	0.57mi
65 Schubert St Unit 3 Binghamton, NY	2.0	1.0	—	$975	—	116d	1	0.59mi
19 Seymour St Apt 3 Binghamton, NY	1.0	1.0	—	$900	—	109d	1	0.59mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	139d	1	0.64mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	139d	1	0.66mi
346 Clinton St Unit 2R Binghamton, NY	2.0	1.0	—	$1,100	—	0d	1	0.68mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	109d	1	0.68mi
7 Court St Binghamton, NY	6.0	1.0–6.0	—	$1,060	—	0d	1	0.69mi
27 Leroy St Unit 1 Binghamton, NY	3.0	3.0	—	$800	—	139d	1	0.71mi
27 Leroy St Unit 2 Binghamton, NY	2.0	2.0	—	$800	—	139d	1	0.71mi
257 Washington St Binghamton, NY	2.0–3.0	1.0–2.0	1350	$1,400	$1.04	0d	1	0.71mi

Property features AI

Finance

• Other: Zoned Neighborhood Commercial
• Financial info: One unit currently rents for $800

Exterior

• Parking: No designated parking listed
• Utilities: Public waterPublic sewer
• Home design: DuplexResidential income property
• Construction: Above-grade finished area documented
• Exterior features: Enclosed patio/porchPorchStorm doorsLevel lotLot dimensions approximately 51 x 78

Interior

• Kitchen: Includes standard appliances (gas water heater listed)
• Bedrooms: One unit with 3 bedroomsOne unit with 2 bedrooms
• Flooring: CarpetHardwoodTileVinyl
• Bathrooms: Two full bathrooms totalOne unit has 1 bathroomOther unit has 1 bathroom
• Heating & cooling: Baseboard heatingNo central cooling
• Interior features: Storm windowsGas water heaterBasement present
• Laundry & utility: Gas water heater

Listing history 50 events

1. 2026-09-24
   days on market $95,000 Active 32 DOM
2. 2026-09-24
   days on market $95,000 Active 31 DOM
3. 2026-09-22
   days on market $95,000 Active 30 DOM
4. 2026-09-20
   days on market $95,000 Active 28 DOM
5. 2026-09-19
   days on market $95,000 Active 27 DOM
6. 2026-09-18
   days on market $95,000 Active 26 DOM
7. 2026-09-17
   days on market $95,000 Active 25 DOM
8. 2026-09-16
   days on market $95,000 Active 24 DOM
9. 2026-09-15
   days on market $95,000 Active 23 DOM
10. 2026-09-14
    days on market $95,000 Active 22 DOM
11. 2026-09-13
    days on market $95,000 Active 21 DOM
12. 2026-09-12
    days on market $95,000 Active 20 DOM
13. 2026-09-11
    days on market $95,000 Active 19 DOM
14. 2026-09-05
    days on market $95,000 Active 13 DOM
15. 2026-09-04
    days on market $95,000 Active 12 DOM
16. 2026-09-03
    days on market $95,000 Active 11 DOM
17. 2026-08-30
    days on market $95,000 Active 7 DOM
18. 2026-08-29
    days on market $95,000 Active 6 DOM
19. 2026-08-28
    pricedays on market $95,000 Active 5 DOM
20. 2026-08-27
    days on market $99,000 Active 4 DOM
21. 2026-08-26
    days on market $99,000 Active 3 DOM
22. 2026-08-25
    days on market $99,000 Active 2 DOM
23. 2026-08-23
    pricestatusdays on marketlisting id $99,000 Active 1 DOM
24. 2026-07-08
    days on market $65,000 Active Under Contract 56 DOM
25. 2026-07-07
    days on market $65,000 Active Under Contract 55 DOM

    Show marketing remark (742 chars)

    Opportunity knocks at 31 Crandall Street! This FIXER duplex in the City of Binghamton offers investors a rare combination of low taxes and immediate cash flow potential. The first-floor unit features 3 bedrooms and 1 bath and is currently tenant-occupied, providing day-one rental income. The second-floor unit offers 2 bedrooms and 1 bath, ideal for an owner-occupant or additional rental income. Annual taxes are an exceptionally low $2,601. Owner covers heat, water, and sewer; tenant pays electric. The property has been previously remodeled and presents the perfect value-add opportunity for the savvy investor willing to put in the work. Priced to move at $65,000 — bring your vision and build your portfolio. Don't miss this one!

26. 2026-07-06
    days on market $65,000 Active Under Contract 54 DOM
27. 2026-07-05
    days on market $65,000 Active Under Contract 53 DOM
28. 2026-07-04
    days on market $65,000 Active Under Contract 52 DOM
29. 2026-07-03
    days on market $65,000 Active Under Contract 51 DOM
30. 2026-07-02
    days on market $65,000 Active Under Contract 50 DOM
31. 2026-07-01
    days on market $65,000 Active Under Contract 49 DOM
32. 2026-06-30
    days on market $65,000 Active Under Contract 48 DOM
33. 2026-06-29
    days on market $65,000 Active Under Contract 47 DOM
34. 2026-06-28
    days on market $65,000 Active Under Contract 46 DOM
35. 2026-06-28
    days on market $65,000 Active Under Contract 45 DOM
36. 2026-06-27
    days on market $65,000 Active Under Contract 44 DOM
37. 2026-06-25
    days on market $65,000 Active Under Contract 42 DOM
38. 2026-06-23
    days on market $65,000 Active Under Contract 40 DOM
39. 2026-06-21
    days on market $65,000 Active Under Contract 39 DOM
40. 2026-06-19
    days on market $65,000 Active Under Contract 37 DOM
41. 2026-06-18
    days on market $65,000 Active Under Contract 36 DOM
42. 2026-06-17
    days on market $65,000 Active Under Contract 35 DOM
43. 2026-06-16
    days on market $65,000 Active Under Contract 34 DOM
44. 2026-06-15
    days on market $65,000 Active Under Contract 33 DOM
45. 2026-06-14
    days on market $65,000 Active Under Contract 31 DOM
46. 2026-06-13
    days on market $65,000 Active Under Contract 30 DOM
47. 2026-06-10
    statusdays on market $65,000 Active Under Contract 28 DOM
48. 2026-06-09
    days on market $65,000 Active 27 DOM

    Show marketing remark (742 chars)

    Opportunity knocks at 31 Crandall Street! This FIXER duplex in the City of Binghamton offers investors a rare combination of low taxes and immediate cash flow potential. The first-floor unit features 3 bedrooms and 1 bath and is currently tenant-occupied, providing day-one rental income. The second-floor unit offers 2 bedrooms and 1 bath, ideal for an owner-occupant or additional rental income. Annual taxes are an exceptionally low $2,601. Owner covers heat, water, and sewer; tenant pays electric. The property has been previously remodeled and presents the perfect value-add opportunity for the savvy investor willing to put in the work. Priced to move at $65,000 — bring your vision and build your portfolio. Don't miss this one!

49. 2026-06-08
    days on market $65,000 Active 26 DOM
50. 2026-06-07
    days on market $65,000 Active 25 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: $3,927 · $327/mo
• Projected year-2 tax: $3,927 · $327/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 4/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $32,028
• − Mortgage interest: −$5,321
• − Property taxes: −$3,927
• − Insurance: −$475
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − Depreciation: −$2,764
• Taxable income: $14,416
• Est. tax owed @ 24.0%: −$3,460
• After-tax cash flow: $11,462/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $42,900–$77,220 screening

This multi-family property presents a moderate renovation opportunity with good exterior condition. Painting the exterior and improving landscaping would significantly enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,000–$8,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental appeal ↑
• Both Interior updates — Enhances living space and rental appeal ↑

ⓘ 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 17/100

Zoned Schools

Elementary Woodrow Wilson School F NY #2,004/2,108 Nat'l #35,051/41,679

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): 27,988
• Household income: $53,362
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 12% 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 (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%

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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: ▼ -134.70%
• Current HPI: 298.9847
• Rent YoY: ▲ 11.19%
• 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

Finance

• Other: Zoned Neighborhood Commercial
• Financial info: One unit currently rents for $800

Exterior

• Parking: No designated parking listed
• Utilities: Public waterPublic sewer
• Home design: DuplexResidential income property
• Construction: Above-grade finished area documented
• Exterior features: Enclosed patio/porchPorchStorm doorsLevel lotLot dimensions approximately 51 x 78

Interior

• Kitchen: Includes standard appliances (gas water heater listed)
• Bedrooms: One unit with 3 bedroomsOne unit with 2 bedrooms
• Flooring: CarpetHardwoodTileVinyl
• Bathrooms: Two full bathrooms totalOne unit has 1 bathroomOther unit has 1 bathroom
• Heating & cooling: Baseboard heatingNo central cooling
• Interior features: Storm windowsGas water heaterBasement present
• Laundry & utility: Gas water heater

Price history

+214.3% since first listed

24 events — show timeline

• 2026-08-23 Listed $99,000 GBAOR
• 2026-07-07 Sold (MLS) $52,000 GBAOR
• 2026-06-09 Contingent — GBAOR
• 2026-05-31 Relisted — GBAOR
• 2026-05-22 Contingent — GBAOR
• 2026-05-13 Listed $65,000 GBAOR
• 2024-12-17 Pending — GBAOR
• 2024-12-16 Delisted — GBAOR
• 2024-10-03 Pending — GBAOR
• 2024-08-19 Price Changed $85,000 GBAOR
• 2024-07-05 Listed $89,000 GBAOR
• 2024-01-26 Price Changed $99,000 GBAOR
• 2024-01-10 Relisted — GBAOR
• 2023-11-14 Relisted — GBAOR
• 2023-10-20 Pending — GBAOR
• 2023-09-29 Price Changed $100,000 GBAOR
• 2023-09-21 Price Changed $105,000 GBAOR
• 2023-09-18 Relisted — GBAOR
• 2023-09-14 Pending — GBAOR
• 2023-08-28 Price Changed $109,000 GBAOR
• 2023-08-17 Listed $119,000 GBAOR
• 2022-04-21 Sold (Public Records) $39,600 Public Records
• 2022-03-31 Sold (MLS) $39,600 GBAOR
• 2022-02-03 Listed $31,500 GBAOR

Property tax history

+4.3%/yr

Latest (2026): $3,927 · +0.0% YoY. Source: county tax records.