118 Theron St · Johnson City, NY 13790

$79,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 37 Days on market

Built 1935 6,534 sqft lot $70/sqft · 46% below area Est $148k · 46% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

COME SEE THIS NICE FIXER UPPER IN JOHNON CITY! Traditional 2 story floorplan. Nice woodwork. Formal Dining Room. 1st floor half bathroom. Updated electric service. Master bdrm has a nice walk in closet. The enclosed back porch is a great space for gatherings or just relaxing and it come with a built in outdoor grill! The porch opens up to a deep fenced back yard. There is a garage!! Bring this house back to live and make it a home. AS IS SALE. Cash or rehab loan only. Freeze caused pipes to burst and cause the damage to the walls, floors and ceilings.

Key facts

• Covered front porch
• Updated elec service
• Floorplan 2 story

Tags

• FLOORPLAN 2 STORY
• OAK WOODWORK
• 1ST FL HALF BATH
• UPDATED ELEC SERVICE
• COVERED FRONT PORCH
• HUGE ENCLOSED BACK PORCH

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels
• Construction: Clapboard exterior
• Exterior features: Covered, enclosed porch

Interior

• Kitchen: Exhaust fan; Gas water heater
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Ceiling fans for cooling
• Interior features: Exhaust fan; Gas water heater; Basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 6.2% in Johnson City — 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 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) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 33% 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 $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.02% ✓
• Cap rate: 17.18%
• Cash-on-cash: 38.87%
• DSCR: 2.73
• GRM: 4.1

CMA / ARV

• ARV (median comp): $147,554
• List price: $79,900
• Delta: -45.85%
• 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
90 Theron St	0.05mi	3/1.5	1,144 (0%)	10mo	$159,900	$140	87
59 Lusk St	0.26mi	3/1.0	1,133 (-1%)	6mo	$162,000	$143	81
3 Banks Ave Ave	0.24mi	3/1.5	1,248 (+9%)	0mo	$190,000	$152	71
473 Grand Ave	0.19mi	3/1.0	1,226 (+7%)	14mo	$135,000	$110	67
310 Floral Ave	0.38mi	3/2.0	1,184 (+4%)	9mo	$76,000	$64	65
9 Endwell St	0.71mi	3/1.5	1,200 (+5%)	6mo	$145,000	$121	52
41 Elizabeth St	0.42mi	3/1.0	1,312 (+15%)	6mo	$126,000	$96	51
307 Floral Ave	0.38mi	4/1.5 (+1)	1,232 (+8%)	14mo	$146,000	$119	51
58 Orchard Ave	0.33mi	2/1.0 (-1)	998 (-13%)	10mo	$145,000	$145	50
204 Baldwin St N	0.62mi	3/1.0	1,012 (-12%)	6mo	$187,500	$185	47
52 Albert St	0.56mi	2/1.0 (-1)	992 (-13%)	3mo	$122,000	$123	45
40 Haynes Ave	0.70mi	3/1.0	1,296 (+13%)	11mo	$145,000	$112	36

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: 55.4%
• Equity multiple: 5.23×
• Total profit: $94,731
• Equity at exit: $71,980

10-year hold

• IRR: 51.1%
• Equity multiple: 12.92×
• Total profit: $266,732
• Equity at exit: $155,228

Cash invested: $22,372 (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: 99
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $669

Break-even live

Break-even rent $769

Max offer price $79,900

Occupancy floor 54%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	20d	1	0.46mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	20d	1	0.52mi
400 Riverside Dr Unit 27 Johnson City, NY	2.0	1.0	800	$2,000	$2.50	13d	1	0.56mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.56mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.56mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	13d	1	0.60mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	20d	1	0.61mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	13d	1	0.61mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	0.67mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	20d	1	0.77mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	0.78mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	20d	1	0.81mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	20d	1	0.87mi
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	20d	1	0.90mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	1.43mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.45mi

Listing history 22 events

1. 2026-06-19
   days on market $79,900 Active 37 DOM
2. 2026-06-18
   days on market $79,900 Active 36 DOM
3. 2026-06-18
   price $79,900 Active 35 DOM
4. 2026-06-17
   days on market $84,500 Active 35 DOM
5. 2026-06-16
   days on market $84,500 Active 34 DOM
6. 2026-06-15
   days on market $84,500 Active 33 DOM
7. 2026-06-14
   days on market $84,500 Active 31 DOM
8. 2026-06-13
   days on market $84,500 Active 30 DOM
9. 2026-06-10
   days on market $84,500 Active 28 DOM
10. 2026-06-09
    days on market $84,500 Active 27 DOM
11. 2026-06-09
    price $84,500 Active 26 DOM
12. 2026-06-08
    days on market $89,500 Active 26 DOM
13. 2026-06-07
    days on market $89,500 Active 25 DOM
14. 2026-06-05
    days on market $89,500 Active 22 DOM
15. 2026-06-03
    days on market $89,500 Active 21 DOM
16. 2026-06-02
    days on market $89,500 Active 20 DOM
17. 2026-06-01
    pricedays on market $89,500 Active 19 DOM
18. 2026-05-31
    days on market $94,500 Active 18 DOM
19. 2026-05-30
    days on market $94,500 Active 17 DOM
20. 2026-05-13
    listed $94,500 Active 347-char remark
21. 2012-07-31
    soldstatus $70,000
22. 2007-12-19
    soldstatus $60,667

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,395
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$2,324
• Taxable income: $7,227
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $6,295/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

+31.7% since first listed

6 events — show timeline

• 2026-06-18 Price Changed $79,900 GBAOR
• 2026-06-08 Price Changed $84,500 GBAOR
• 2026-06-01 Price Changed $89,500 GBAOR
• 2026-05-13 Listed $94,500 GBAOR
• 2012-07-31 Sold (Public Records) $70,000 Public Records
• 2007-12-19 Sold (Public Records) $60,667 Public Records

Property tax history

+4.1%/yr

Latest (2025): $4,508 · +1.7% YoY. Source: county tax records.