22 Helen St · Johnson City, NY 13790

$119,000

3 bd · 1.0 ba · 1,427 sqft · SingleFamily public records · 4 Days on market

Built 1919 5,227 sqft lot Est $137k · 13% under

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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 +24.0/30.0
• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• DSCR +7.7/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained & updated home within minutes of local shopping, both regional hospitals, SUNY Binghamton and the Oakdale Commons. TONS of updates within the past year, including new; gas stove, chimney, driveway, hot water tank, living room carpet. Immaculate hardwood floors throughout both levels. Updated insulated windows and storm doors on all entrances. Plenty of storage options between the pull down attic, semi finished basement/rec room and rear garage storage room.

Key facts

• Insulated windows
• Storage options
• Storm doors

Tags

• UPDATED HOME
• GAS STOVE
• HARDWOOD FLOORS
• INSULATED WINDOWS
• STORM DOORS
• STORAGE OPTIONS

Property features AI

Exterior

• Parking: Detached garage; Garage door opener; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Covered porch; Deck

Interior

• Kitchen: Range; Free-standing range; Oven; Refrigerator
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall/window air conditioning unit(s)
• Interior features: Insulated windows; Basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 8.6% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $13k of equity ($823 loan paydown + $12k 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 $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1919 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.39%
• DSCR: 1.37
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $136,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Elizabeth St	0.13mi	3/2.5	1,480 (+4%)	2mo	$190,000	$128	80
41 Elizabeth St	0.09mi	3/1.0	1,312 (-8%)	6mo	$126,000	$96	77
446 Grand Ave	0.25mi	3/2.0	1,364 (-4%)	1mo	$100,000	$73	76
95 Thomas St	0.31mi	3/2.0	1,488 (+4%)	2mo	$131,978	$89	72
12 Eldridge Ave	0.40mi	3/1.5	1,518 (+6%)	4mo	$132,000	$87	65
129 Ackley Ave	0.43mi	4/1.5 (+1)	1,460 (+2%)	4mo	$160,000	$110	65
3 Banks Ave Ave	0.34mi	3/1.5	1,248 (-12%)	0mo	$190,000	$152	61
32 Haynes Ave	0.55mi	3/1.0	1,518 (+6%)	5mo	$95,000	$63	60
20 Brown St	0.70mi	3/2.0	1,386 (-3%)	0mo	$95,000	$69	58
43 Haynes Ave	0.57mi	4/1.5 (+1)	1,360 (-5%)	5mo	$155,000	$114	54
119 Lincoln Ave	0.71mi	3/1.0	1,248 (-12%)	5mo	$120,000	$96	42
9 Adams Ave	0.63mi	2/1.5 (-1)	1,240 (-13%)	6mo	$155,000	$125	37

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: 33.0%
• Equity multiple: 3.65×
• Total profit: $88,300
• Equity at exit: $107,205

10-year hold

• IRR: 30.6%
• Equity multiple: 9.10×
• Total profit: $269,739
• Equity at exit: $231,191

Cash invested: $33,320 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$624
• Tax from tax record: −$364 /mo · $4,372/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $233

Break-even live

Break-even rent $1,314

Max offer price $119,000

Occupancy floor 81%

Sensitivity live

Price	-10% $300	-5% $267	+0% $233	+5% $199	+10% $166
Rent	-10% $106	-5% $169	+0% $233	+5% $296	+10% $360
Rate	-1.0pp $293	-0.5pp $263	base $233	+0.5pp $202	+1.0pp $171

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 18 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	0.13mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	21d	1	0.33mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	21d	1	0.35mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	21d	1	0.46mi
248 Main St Unit 2 Johnson City, NY	2.0	1.0	1650	$1,650	$1.00	14d	1	0.57mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	14d	1	0.58mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	14d	1	0.58mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	21d	1	0.58mi
11 Dayton St Apt 5 Johnson City, NY	2.0	1.0	900	$1,200	$1.33	14d	1	0.80mi
10 Bidwell St Johnson City, NY	3.0	2.0	1200	$1,850	$1.54	44d	1	0.94mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	44d	1	1.13mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	14d	1	1.14mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	44d	1	1.20mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	14d	1	1.25mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	44d	1	1.27mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	14d	1	1.28mi
3613 Vestal Rd Vestal, NY	3.0	2.0	1590	$2,000	$1.26	14d	1	1.32mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	44d	1	1.46mi

Listing history 5 events

1. 2026-06-17
   status $119,000 Pending 4 DOM
2. 2026-06-16
   days on market $119,000 Active 4 DOM
3. 2026-06-15
   days on market $119,000 Active 3 DOM
4. 2026-06-13
   remarks 479-char remark
5. 2026-06-13
   listed $119,000 Active 1 DOM

ⓘ 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: $4,372 · $364/mo
• Projected year-2 tax: $4,372 · $364/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 8 d/yr ≥94°F today · 17 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: $19,303
• − Mortgage interest: −$6,666
• − Property taxes: −$4,372
• − Insurance: −$595
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$3,462
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $2,526/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

+29.3% since first listed

2 events — show timeline

• 2026-06-12 Listed $119,000 GBAOR
• 2017-06-05 Listed $92,000 GBAOR

Property tax history

+6.8%/yr

Latest (2025): $4,372 · +1.7% YoY. Source: county tax records.