180 Hudson St · Johnson City, NY 13790

$165,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 128 Days on market

Built 1920 4,791 sqft lot $127/sqft · 15% above area Est $144k · 15% over

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Why this score? — see what drove the D 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 +10.3/30.0
• Appreciation +10.0/10.0
• Rent growth +4.9/5.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0

Listing remarks MLS

Traditional charm. Fenced in backyard, original woodwork, hardwood floors throughout, 9 ft ceilings in the downstairs. New stove and refrigerator coming Saturday! Close to Floral Ave park. Don't let this one slip away.

Key facts

• Fenced in backyard
• Original woodwork
• Hardwood floors

Tags

• FENCED IN BACKYARD
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• 9 FT CEILINGS
• CLOSE TO FLORAL AVE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.6% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+9.5%/yr); 99 active listings in the ZIP; 20 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 32% 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 $18k of equity ($1k loan paydown + $16k 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.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $165k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.94% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 8.8

CMA / ARV

• ARV (median comp): $143,682
• List price: $165,000
• Delta: 14.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Banks Ave Ave	0.45mi	3/1.5	1,248 (-4%)	0mo	$190,000	$152	70
446 Grand Ave	0.41mi	3/2.0	1,364 (+5%)	1mo	$100,000	$73	67
119 Lincoln Ave	0.60mi	3/1.0	1,248 (-4%)	5mo	$120,000	$96	62
59 Lusk St	0.27mi	3/1.0	1,133 (-13%)	6mo	$162,000	$143	62
73 Elizabeth St	0.15mi	3/2.5	1,480 (+14%)	2mo	$190,000	$128	62
43 Haynes Ave	0.53mi	4/1.5 (+1)	1,360 (+5%)	5mo	$155,000	$114	56
9 Adams Ave	0.55mi	2/1.5 (-1)	1,240 (-4%)	6mo	$155,000	$125	56
19 Stokes Ave	0.73mi	3/1.0	1,369 (+6%)	5mo	$175,000	$128	52
129 Ackley Ave	0.40mi	4/1.5 (+1)	1,460 (+13%)	4mo	$160,000	$110	50
8 Beverly Pl	0.68mi	3/1.5	1,163 (-10%)	1mo	$152,580	$131	49
95 Thomas St	0.47mi	3/2.0	1,488 (+15%)	2mo	$131,978	$89	47
3 Cleveland Ave	0.70mi	3/2.0	1,152 (-11%)	5mo	$154,500	$134	41

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: 24.5%
• Equity multiple: 3.00×
• Total profit: $92,431
• Equity at exit: $148,645

10-year hold

• IRR: 23.2%
• Equity multiple: 7.44×
• Total profit: $297,404
• Equity at exit: $320,559

Cash invested: $46,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$865
• Tax from tax record: −$387 /mo · $4,645/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-91

Break-even live

Break-even rent $1,672

Max offer price $148,924

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 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	21d	1	0.07mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.30mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.32mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.35mi
248 Main St Unit 2 Johnson City, NY	2.0	1.0	1650	$1,650	$1.00	13d	1	0.42mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	21d	1	0.47mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	13d	1	0.65mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	13d	1	0.65mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	13d	1	0.90mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	13d	1	0.98mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	43d	1	0.99mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	43d	1	1.06mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	43d	1	1.09mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	13d	1	1.10mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	13d	1	1.11mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	43d	1	1.17mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	43d	1	1.35mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	43d	1	1.37mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	43d	1	1.37mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	13d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $165,000 Active 128 DOM
2. 2026-06-18
   days on market $165,000 Active 127 DOM
3. 2026-06-17
   days on market $165,000 Active 126 DOM
4. 2026-06-16
   days on market $165,000 Active 125 DOM
5. 2026-06-15
   days on market $165,000 Active 124 DOM
6. 2026-06-14
   days on market $165,000 Active 122 DOM
7. 2026-06-13
   days on market $165,000 Active 121 DOM
8. 2026-06-10
   days on market $165,000 Active 119 DOM
9. 2026-06-09
   days on market $165,000 Active 118 DOM
10. 2026-06-08
    days on market $165,000 Active 117 DOM
11. 2026-06-07
    days on market $165,000 Active 116 DOM
12. 2026-06-05
    days on market $165,000 Active 113 DOM
13. 2026-06-03
    days on market $165,000 Active 112 DOM
14. 2026-06-02
    pricedays on market $165,000 Active 111 DOM
15. 2026-06-01
    days on market $170,000 Active 110 DOM
16. 2026-05-31
    days on market $170,000 Active 109 DOM
17. 2026-05-30
    days on market $170,000 Active 108 DOM
18. 2026-02-11
    listed $170,000 Active 218-char remark

    Show marketing remark (218 chars)

    Traditional charm. Fenced in backyard, original woodwork, hardwood floors throughout, 9 ft ceilings in the downstairs. New stove and refrigerator coming Saturday! Close to Floral Ave park. Don't let this one slip away.

19. 2025-10-09
    soldstatus $65,000

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $18,685
• − Mortgage interest: −$9,243
• − Property taxes: −$4,645
• − Insurance: −$825
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$4,800
• Taxable loss: −$3,817
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $-176/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

+161.5% since first listed

2 events — show timeline

• 2026-02-11 Listed $170,000 GBAOR
• 2025-10-09 Sold (Public Records) $65,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,645 · +1.7% YoY. Source: county tax records.