492 Riverside Drive Dr · Johnson City, NY 13790

$150,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 14 Days on market

Built 1940 7,405 sqft lot Est $142k · 5% over

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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 +16.0/30.0
• Appreciation +10.0/10.0
• 1% rule +6.1/10.0
• ARV discount +5.1/15.0
• DSCR +4.9/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Situate in a lovely southside neighborhood, this is a Two story, 3 Bedroom, 1 Bath home in Johnson City Schools with a large flat yard. This home offers convenience and great value. Easy access to JC, Binghamton and/or Vestal. Close to all amenities including both local hospitals. The home has a practical layout with large living room and dining room. The second floor offers 3 good sized bedrooms and 1 bath. There are hardwood floors throughout. Roof and Windows replaced in 2017. First floor laundry room off garage. Make an appointment to see this home today!

Key facts

• Practical layout
• Large flat yard
• Hardwood floors

Tags

• LARGE FLAT YARD
• EASY ACCESS TO JC
• CLOSE TO LOCAL HOSPITALS
• PRACTICAL LAYOUT
• HARDWOOD FLOORS
• ROOF AND WINDOWS REPLACED

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Covered deck; Level lot

Interior

• Kitchen: Range; Free-standing range; Refrigerator; Gas water heater
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Wall/window air conditioning
• Interior features: Basement; 8 total rooms
• Laundry & utility: Washer; Dryer; Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $18 ($220/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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; 19 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 34% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1940 — 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: 1.11% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Banks Ave Ave	0.04mi	3/1.5	1,248 (0%)	0mo	$190,000	$152	98
310 Floral Ave	0.22mi	3/2.0	1,184 (-5%)	9mo	$76,000	$64	72
41 Elizabeth St	0.33mi	3/1.0	1,312 (+5%)	6mo	$126,000	$96	69
59 Lusk St	0.23mi	3/1.0	1,133 (-9%)	6mo	$162,000	$143	67
446 Grand Ave	0.37mi	3/2.0	1,364 (+9%)	1mo	$100,000	$73	64
9 Adams Ave	0.57mi	2/1.5 (-1)	1,240 (-1%)	6mo	$155,000	$125	63
119 Lincoln Ave	0.72mi	3/1.0	1,248 (0%)	5mo	$120,000	$96	60
133 Floral Ave	0.63mi	3/1.0	1,272 (+2%)	9mo	$85,000	$67	58
17 Martin Ave	0.62mi	3/1.5	1,302 (+4%)	9mo	$180,500	$139	56
43 Haynes Ave	0.45mi	4/1.5 (+1)	1,360 (+9%)	5mo	$155,000	$114	55
50 Hill Ave	0.58mi	3/1.0	1,131 (-9%)	9mo	$165,000	$146	48
50 Crocker Ave	0.62mi	4/2.0 (+1)	1,411 (+13%)	7mo	$150,000	$106	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: 26.9%
• Equity multiple: 3.19×
• Total profit: $91,805
• Equity at exit: $135,132

10-year hold

• IRR: 25.3%
• Equity multiple: 7.94×
• Total profit: $291,505
• Equity at exit: $291,417

Cash invested: $42,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$787
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $18

Break-even live

Break-even rent $1,635

Max offer price $150,000

Occupancy floor 94%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Riverside Dr Unit 27 Johnson City, NY	2.0	1.0	800	$2,000	$2.50	13d	1	0.33mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.33mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.33mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	20d	1	0.37mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	13d	1	0.54mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	20d	1	0.60mi
79 Saint Charles St Apt 3 Johnson City, NY	3.0	1.0	793	$1,340	$1.69	13d	1	0.60mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	20d	1	0.61mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	20d	1	0.64mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	20d	1	0.68mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	20d	1	0.69mi
263 Main St Unit 2 Johnson City, NY	2.0	2.0	850	$1,399	$1.65	20d	1	0.87mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	0.90mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	1.02mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	1.22mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	1.28mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	43d	1	1.28mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	13d	1	1.36mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	43d	1	1.48mi

Listing history 4 events

1. 2026-06-01
   statusdays on market $150,000 Pending 14 DOM
2. 2026-05-31
   days on market $150,000 Active 13 DOM
3. 2026-05-30
   days on market $150,000 Active 12 DOM
4. 2026-05-18
   listed $150,000 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: $4,645 · $387/mo
• Projected year-2 tax: $4,645 · $387/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 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: $19,899
• − Mortgage interest: −$8,402
• − Property taxes: −$4,645
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,364
• Taxable loss: −$2,112
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $726/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

1 event — show timeline

• 2026-05-18 Listed $150,000 GBAOR

Property tax history

+6.4%/yr

Latest (2025): $4,645 · +6.5% YoY. Source: county tax records.