47 Lydia St · Binghamton, NY 13905

$95,000

4 bd · 2.0 ba · 1,952 sqft · MultiFamily public records · 21 Days on market

Built 1900 Est $156k · 39% under

---

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
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 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

Up and down units on a large lot with 2 bedrooms and full bath with just under a 1,000 square feet of living space in each unit with a detached two car garage with extra Parking. Ideal for owner occupy or add to your investment portfolio. Covered enclosed porches is a perfect place to sit and relax for your tenants. Separate utilities for each unit has their own separate furnaces. First Floor is currently vacant. Second Floor is occupied

Key facts

• Garage
• Built 1900
• Listed 20 days

Property features AI

Finance

• Financial info: Two total units; Separate gas and electric meters (one each); Operating expense details: see remarks; Owner/rental payment details: see remarks

Exterior

• Parking: Paved parking; Garage (approximately 1.5-car)
• Utilities: Public water connected; Sewer connected
• Home design: Two-story multifamily property; Resale condition
• Construction: Existing construction (see remarks for details)
• Exterior features: Rectangular residential lot; City street frontage; Lot dimensions approximately 50 x 142

Interior

• Kitchen: Gas water heater
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has one full bathroom (2 full bathrooms total)
• Heating & cooling: Gas forced-air heating
• Interior features: Full basement
• Laundry & utility: Shared utilities (see remarks)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $511/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 6.4% 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: 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $2,439/mo this rent would consume 55% 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 $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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 2.57% ✓
• Cap rate: 19.91%
• Cash-on-cash: 48.65%
• DSCR: 3.16
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $156,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Oak St St	0.31mi	4/2.0	1,845 (-6%)	2mo	$104,940	$57	74
11 St Cyril Ave	0.22mi	4/3.0	1,963 (+1%)	18mo	$55,000	$28	70
13 Mcdonald Ave	0.37mi	3/2.0 (-1)	1,900 (-3%)	10mo	$46,000	$24	65
27 Mather St	0.37mi	4/2.0	2,182 (+12%)	1mo	$185,000	$85	62
1 and 3 Gaines St	0.29mi	4/2.0	1,664 (-15%)	2mo	$55,000	$33	60
64 Thorp St	0.47mi	4/2.0	1,852 (-5%)	12mo	$100,000	$54	60
27 Valley St	0.37mi	4/2.5	1,825 (-6%)	15mo	$156,000	$85	57
69 Colfax Ave	0.67mi	3/2.0 (-1)	1,970 (+1%)	8mo	$138,000	$70	56
198 Chapin St	0.28mi	5/3.0 (+1)	2,146 (+10%)	8mo	$193,000	$90	54
198 Chapin St #2	0.28mi	5/3.0 (+1)	2,145 (+10%)	8mo	$193,000	$90	54
7 Goethe St	0.72mi	4/2.0	2,240 (+15%)	3mo	$180,000	$80	39
18 Wilson St	0.73mi	5/2.0 (+1)	2,121 (+9%)	17mo	$190,000	$90	33

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: 49.8%
• Equity multiple: 3.36×
• Total profit: $62,827
• Equity at exit: $14,165

10-year hold

• IRR: 57.6%
• Equity multiple: 8.44×
• Total profit: $198,023
• 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 →

ZIP-level market 13905

• Home prices YoY: -31.1%
• Rents YoY: 11.2%
• Active inventory: 136
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,439 high
• Mortgage (P&I): −$498
• Tax from tax record: −$311 /mo · $3,728/yr
• Insurance: −$40
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $1,023

Break-even live

Break-even rent $1,144

Max offer price $95,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,440
Total (2 units)			$2,439

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
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	20d	1	0.30mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	43d	1	0.41mi
16 North St Unit 1-1 Binghamton, NY	5.0	2.0	2600	$650	$0.25	43d	1	0.46mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	43d	1	0.77mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	43d	1	0.86mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	43d	1	0.88mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	43d	1	0.95mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	43d	1	0.96mi
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	43d	1	0.96mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	13d	1	0.98mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	1.05mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	13d	1	1.07mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	43d	1	1.08mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	43d	1	1.10mi
74 Matthews St Binghamton, NY	3.0	2.0	2510	$2,300	$0.92	20d	1	1.18mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	43d	1	1.19mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	1.26mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	1.28mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	43d	1	1.29mi
90 Conklin Ave Binghamton, NY	5.0	2.0	2000	$575	$0.29	13d	1	1.29mi

Listing history 21 events

1. 2026-06-16
   days on market $95,000 Active 21 DOM
2. 2026-06-15
   days on market $95,000 Active 20 DOM
3. 2026-06-14
   days on market $95,000 Active 18 DOM
4. 2026-06-13
   days on market $95,000 Active 17 DOM
5. 2026-06-10
   days on market $95,000 Active 15 DOM
6. 2026-06-09
   days on market $95,000 Active 14 DOM
7. 2026-06-08
   days on market $95,000 Active 13 DOM
8. 2026-06-07
   days on market $95,000 Active 12 DOM
9. 2026-06-03
   days on market $95,000 Active 8 DOM
10. 2026-06-02
    days on market $95,000 Active 7 DOM
11. 2026-06-01
    days on market $95,000 Active 6 DOM
12. 2026-05-31
    days on market $95,000 Active 5 DOM
13. 2026-05-30
    days on market $95,000 Active 4 DOM
14. 2026-05-26
    listed $95,000 Active
15. 2023-12-19
    soldstatus $69,900
16. 2023-11-28
    soldstatus $69,900 Closed 441-char remark

    Show marketing remark (441 chars)

    Up and down units on a large lot with 2 bedrooms and full bath with just under a 1,000 square feet of living space in each unit with a detached two car garage with extra Parking. Ideal for owner occupy or add to your investment portfolio. Covered enclosed porches is a perfect place to sit and relax for your tenants. Separate utilities for each unit has their own separate furnaces. First Floor is currently vacant. Second Floor is occupied

17. 2023-09-27
    status Pending 441-char remark

    Show marketing remark (441 chars)

    Up and down units on a large lot with 2 bedrooms and full bath with just under a 1,000 square feet of living space in each unit with a detached two car garage with extra Parking. Ideal for owner occupy or add to your investment portfolio. Covered enclosed porches is a perfect place to sit and relax for your tenants. Separate utilities for each unit has their own separate furnaces. First Floor is currently vacant. Second Floor is occupied

18. 2023-09-14
    status Active 441-char remark

    Show marketing remark (441 chars)

    Up and down units on a large lot with 2 bedrooms and full bath with just under a 1,000 square feet of living space in each unit with a detached two car garage with extra Parking. Ideal for owner occupy or add to your investment portfolio. Covered enclosed porches is a perfect place to sit and relax for your tenants. Separate utilities for each unit has their own separate furnaces. First Floor is currently vacant. Second Floor is occupied

19. 2023-09-14
    price $69,000 441-char remark

    Show marketing remark (441 chars)

    Up and down units on a large lot with 2 bedrooms and full bath with just under a 1,000 square feet of living space in each unit with a detached two car garage with extra Parking. Ideal for owner occupy or add to your investment portfolio. Covered enclosed porches is a perfect place to sit and relax for your tenants. Separate utilities for each unit has their own separate furnaces. First Floor is currently vacant. Second Floor is occupied

20. 2023-07-11
    status Active 441-char remark

    Show marketing remark (441 chars)

    Up and down units on a large lot with 2 bedrooms and full bath with just under a 1,000 square feet of living space in each unit with a detached two car garage with extra Parking. Ideal for owner occupy or add to your investment portfolio. Covered enclosed porches is a perfect place to sit and relax for your tenants. Separate utilities for each unit has their own separate furnaces. First Floor is currently vacant. Second Floor is occupied

21. 2023-07-03
    listed $85,000 Active 441-char remark

    Show marketing remark (441 chars)

    Up and down units on a large lot with 2 bedrooms and full bath with just under a 1,000 square feet of living space in each unit with a detached two car garage with extra Parking. Ideal for owner occupy or add to your investment portfolio. Covered enclosed porches is a perfect place to sit and relax for your tenants. Separate utilities for each unit has their own separate furnaces. First Floor is currently vacant. Second Floor is occupied

ⓘ 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: $3,728 · $311/mo
• Projected year-2 tax: $3,728 · $311/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 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $29,268
• − Mortgage interest: −$5,321
• − Property taxes: −$3,728
• − Insurance: −$1,142
• − Repairs & maintenance: −$2,341
• − Management: −$2,341
• − Depreciation: −$2,764
• Taxable income: $11,630
• Est. tax owed @ 24.0%: −$2,791
• After-tax cash flow: $9,482/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

+11.8% since first listed

8 events — show timeline

• 2026-05-26 Listed $95,000 UNYREIS
• 2023-12-19 Sold (Public Records) $69,900 Public Records
• 2023-11-28 Sold (MLS) $69,900 GBAOR
• 2023-09-27 Pending — GBAOR
• 2023-09-14 Relisted — GBAOR
• 2023-09-14 Price Changed $69,000 GBAOR
• 2023-07-11 Relisted — GBAOR
• 2023-07-03 Listed $85,000 GBAOR

Property tax history

+4.7%/yr

Latest (2025): $3,728 · +0.9% YoY. Source: county tax records.