50 Clarke St · Binghamton, NY 13905

$210,000

5 bd · 1.5 ba · 2,164 sqft · SingleFamily public records · 162 Days on market

Built 1900 3,049 sqft lot $97/sqft · at area comps Est $207k · at est.

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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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +6.9/10.0
• ARV discount +6.7/15.0
• 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

Listing remarks MLS

West Side opportunity with five bedrooms, ideal for homeowners or investors. The main level features spacious living areas along with a convenient first-floor laundry room. Updates include tiled bathrooms, a newer furnace, and hot water heater. Previously used as a student rental, the upstairs layout supports strong income potential or shared living arrangements. Located just minutes from Downtown Binghamton, parks, restaurants, shopping, and bus lines, this property offers a great combination of space, location, and income potential.

Key facts

• Private lock and key
• Newer furnace
• Tiled baths

Tags

• TILED BATHS
• NEWER FURNACE
• NEWER HOT WATER HEATER
• PRIVATE LOCK AND KEY

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $2,489/mo this rent would consume 56% 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 $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $75k; list at $210k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.19% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.41%
• DSCR: 1.33
• GRM: 7.0

CMA / ARV

• ARV (median comp): $206,504
• List price: $210,000
• Delta: 1.69%
• 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
47 Schubert St	0.29mi	4/2.0 (-1)	2,308 (+7%)	1mo	$150,000	$65	68
210 Clinton St	0.28mi	4/2.0 (-1)	2,010 (-7%)	2mo	$85,000	$42	67
68 Thorp St	0.12mi	5/1.5	1,854 (-14%)	8mo	$41,000	$22	64
54 North St	0.27mi	5/2.0	2,216 (+2%)	22mo	$175,000	$79	63
26 Davis St	0.36mi	4/1.5 (-1)	2,265 (+5%)	10mo	$195,000	$86	62
147 Murray St	0.49mi	6/2.0 (+1)	2,334 (+8%)	0mo	$235,000	$101	57
144 Helen St	0.55mi	5/1.5	1,860 (-14%)	8mo	$136,000	$73	44
29 Rotary Ave	0.62mi	4/1.5 (-1)	2,089 (-4%)	20mo	$272,000	$130	44
87 Chapin St	0.59mi	6/2.0 (+1)	2,053 (-5%)	20mo	$325,000	$158	40
30 Chestnut St	0.57mi	4/2.0 (-1)	1,948 (-10%)	14mo	$225,000	$116	38
78 Bennett Ave	0.67mi	4/2.0 (-1)	2,096 (-3%)	23mo	$249,000	$119	38
46 Beethoven St	0.48mi	4/2.5 (-1)	2,418 (+12%)	19mo	$295,000	$122	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,395
• Equity at exit: $31,312

10-year hold

• IRR: 15.4%
• Equity multiple: 2.57×
• Total profit: $92,283
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$414 /mo · $4,971/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $363

Break-even live

Break-even rent $2,029

Max offer price $210,000

Occupancy floor 80%

Sensitivity live

Price	-10% $482	-5% $423	+0% $363	+5% $304	+10% $244
Rent	-10% $167	-5% $265	+0% $363	+5% $462	+10% $560
Rate	-1.0pp $469	-0.5pp $417	base $363	+0.5pp $309	+1.0pp $254

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Highland Ave Unit 2 Binghamton, NY	6.0	1.0	2000	$2,750	$1.38	44d	1	0.39mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	44d	1	0.43mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	21d	1	0.48mi
16 North St Unit 1-1 Binghamton, NY	5.0	2.0	2600	$650	$0.25	44d	1	0.54mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	44d	1	0.56mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	44d	1	0.57mi
2 Chapel Pl Binghamton, NY	6.0	3.0	2600	$650	$0.25	44d	1	0.60mi
44 Leroy St Binghamton, NY	6.0	2.0	1772	$3,000	$1.69	21d	1	0.61mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	44d	1	0.65mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	14d	1	0.83mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	44d	1	0.87mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	44d	1	1.19mi
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	14d	1	1.40mi

Listing history 29 events

1. 2026-06-17
   days on market $210,000 Active 162 DOM
2. 2026-06-16
   days on market $210,000 Active 161 DOM
3. 2026-06-15
   days on market $210,000 Active 160 DOM
4. 2026-06-14
   days on market $210,000 Active 158 DOM
5. 2026-06-13
   days on market $210,000 Active 157 DOM
6. 2026-06-10
   days on market $210,000 Active 155 DOM
7. 2026-06-09
   days on market $210,000 Active 154 DOM
8. 2026-06-08
   days on market $210,000 Active 153 DOM
9. 2026-06-07
   days on market $210,000 Active 152 DOM
10. 2026-06-03
    days on market $210,000 Active 148 DOM
11. 2026-06-02
    remarks 675-char remark
12. 2026-06-02
    days on market $210,000 Active 147 DOM
13. 2026-06-01
    days on market $210,000 Active 146 DOM
14. 2026-05-31
    days on market $210,000 Active 145 DOM
15. 2026-05-30
    days on market $210,000 Active 144 DOM
16. 2026-04-23
    price $210,000 540-char remark

    Show marketing remark (540 chars)

    West Side opportunity with five bedrooms, ideal for homeowners or investors. The main level features spacious living areas along with a convenient first-floor laundry room. Updates include tiled bathrooms, a newer furnace, and hot water heater. Previously used as a student rental, the upstairs layout supports strong income potential or shared living arrangements. Located just minutes from Downtown Binghamton, parks, restaurants, shopping, and bus lines, this property offers a great combination of space, location, and income potential.

17. 2026-03-10
    price $215,000 540-char remark

    Show marketing remark (540 chars)

    West Side opportunity with five bedrooms, ideal for homeowners or investors. The main level features spacious living areas along with a convenient first-floor laundry room. Updates include tiled bathrooms, a newer furnace, and hot water heater. Previously used as a student rental, the upstairs layout supports strong income potential or shared living arrangements. Located just minutes from Downtown Binghamton, parks, restaurants, shopping, and bus lines, this property offers a great combination of space, location, and income potential.

18. 2026-01-06
    listed $220,000 Active 540-char remark

    Show marketing remark (540 chars)

    West Side opportunity with five bedrooms, ideal for homeowners or investors. The main level features spacious living areas along with a convenient first-floor laundry room. Updates include tiled bathrooms, a newer furnace, and hot water heater. Previously used as a student rental, the upstairs layout supports strong income potential or shared living arrangements. Located just minutes from Downtown Binghamton, parks, restaurants, shopping, and bus lines, this property offers a great combination of space, location, and income potential.

19. 2025-07-18
    price $235,000
20. 2025-07-09
    listed $245,000 Active
21. 2020-12-23
    soldstatus $75,000
22. 2020-12-22
    soldstatus $70,000
23. 2020-10-16
    listed $79,000
24. 2019-09-02
    listed $99,000
25. 2018-04-24
    listed $99,000
26. 2018-04-08
    listed $144,900
27. 2017-10-12
    listed $144,900
28. 2017-03-24
    soldstatus $40,000
29. 2017-02-13
    listed $34,900

ⓘ 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: $4,971 · $414/mo
• Projected year-2 tax: $4,971 · $414/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 3/10 Moderate
• 🌡 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: $29,868
• − Mortgage interest: −$11,763
• − Property taxes: −$4,971
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − Depreciation: −$6,109
• Taxable income: $1,196
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $4,073/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

+501.7% since first listed

14 events — show timeline

• 2026-04-23 Price Changed $210,000 GBAOR
• 2026-03-10 Price Changed $215,000 GBAOR
• 2026-01-06 Listed $220,000 GBAOR
• 2025-07-18 Price Changed $235,000 GBAOR
• 2025-07-09 Listed $245,000 GBAOR
• 2020-12-23 Sold (Public Records) $75,000 Public Records
• 2020-12-22 Sold (MLS) $70,000 GBAOR
• 2020-10-16 Listed $79,000 GBAOR
• 2019-09-02 Listed $99,000 GBAOR
• 2018-04-24 Listed $99,000 GBAOR
• 2018-04-08 Listed $144,900 GBAOR
• 2017-10-12 Listed $144,900 GBAOR
• 2017-03-24 Sold (MLS) $40,000 GBAOR
• 2017-02-13 Listed $34,900 GBAOR

Property tax history

+16.4%/yr

Latest (2025): $4,971 · +0.9% YoY. Source: county tax records.