120 Gilmore Ave · Port Dickinson, NY 13901

$149,900

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 26 Days on market

Built 1954 4,356 sqft lot Est $185k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 3-bedroom, 2-bath Cape Cod in the desirable Hillcrest subdivision within the Chenango Valley School District. Conveniently located near schools, shopping, dining, and major highways, this home offers comfort and convenience. The main level features two bedrooms and a full bath, while the spacious second-floor primary suite includes a private bath and plenty of room to relax. A large finished lower level adds versatile living space perfect for a family room, rec room, or office. Enjoy the covered front porch or unwind on the covered deck, ideal for entertaining or quiet evenings at home. With a functional layout and great potential, this home is ready for your person

Key facts

• Covered front porch
• Covered deck
• Finished lower level

Tags

• HILLCREST SUBDIVISION
• FINISHED LOWER LEVEL
• COVERED FRONT PORCH
• COVERED DECK

Property features AI

Finance

• Other: Above-grade finished area and below-grade finished area reported

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Covered porch; Deck; Views; Level lot

Interior

• Kitchen: Range; Free-standing range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Range; Dryer; Exhaust fan; Free-standing range; Gas water heater; Refrigerator; Range hood; Washer; Carpet flooring; Laminate flooring; Vinyl flooring; Basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.5% below list).
• Recommended offer: $124k (17.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#119 in NY, #1,948 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A; Watch: amenities F.
• Chenango Valley Central School District (suburban): math 47% / reading 57% proficiency, ranked #339 of 590 in NY (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Port Dickinson Elementary School (408 students, 39% FRL).
• Market conditions: 92 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,546 (17.6% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.27%
• DSCR: 0.81
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $184,860
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Hotchkiss Ave	0.31mi	3/1.5 (+1)	1,300 (+11%)	0mo	$236,000	$182	60
28 Hotchkiss Ave	0.33mi	3/1.0 (+1)	1,296 (+11%)	2mo	$205,000	$158	60
15 Ronan St	0.34mi	3/1.0 (+1)	1,039 (-11%)	7mo	$156,900	$151	54
116 Gilmore Ave	0.02mi	3/1.0 (+1)	1,336 (+14%)	22mo	$110,000	$82	52
1115 Avenue A	0.42mi	3/1.0 (+1)	1,134 (-3%)	23mo	$100,000	$88	52
1227 Mead Rd	0.43mi	3/1.0 (+1)	1,138 (-3%)	24mo	$190,712	$168	51
1300 Chase Ave	0.52mi	2/2.0	1,284 (+10%)	6mo	$200,000	$156	50
1108 Saluda St	0.46mi	3/1.0 (+1)	1,078 (-8%)	13mo	$186,500	$173	50
1229 Dorothy St	0.34mi	3/1.5 (+1)	1,300 (+11%)	13mo	$208,000	$160	48
1233 Chenango St	0.46mi	2/1.0	1,280 (+9%)	20mo	$228,000	$178	46
138 Crocker Rd	0.71mi	3/1.5 (+1)	1,176 (+0%)	22mo	$171,500	$146	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: 0.20×
• Total profit: $-33,688
• Equity at exit: $22,351

10-year hold

• IRR: -17.9%
• Equity multiple: 0.02×
• Total profit: $-41,148
• Equity at exit: $12,961

Cash invested: $41,972 (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 13901

• Home prices YoY: -5.1%
• Active inventory: 92
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$325 /mo · $3,895/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-149

Break-even live

Break-even rent $1,485

Max offer price $123,546

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-107	+0% $-149	+5% $-192	+10% $-234
Rent	-10% $-252	-5% $-200	+0% $-149	+5% $-98	+10% $-47
Rate	-1.0pp $-74	-0.5pp $-111	base $-149	+0.5pp $-188	+1.0pp $-228

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Prescott Rd Unit 3A Binghamton, NY	2.0	1.0	850	$1,000	$1.18	14d	1	1.27mi
99 Castle Creek Rd Unit 1 Binghamton, NY	2.0	1.0	1125	$1,600	$1.42	14d	1	1.29mi
754 Chenango St Unit 3 Binghamton, NY	1.0	1.0	750	$1,195	$1.59	45d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $149,900 Active 26 DOM
2. 2026-06-19
   days on market $149,900 Active 24 DOM
3. 2026-06-18
   days on market $149,900 Active 23 DOM
4. 2026-06-17
   days on market $149,900 Active 22 DOM
5. 2026-06-16
   days on market $149,900 Active 21 DOM
6. 2026-06-15
   days on market $149,900 Active 20 DOM
7. 2026-06-14
   days on market $149,900 Active 18 DOM
8. 2026-06-13
   pricedays on market $149,900 Active 17 DOM
9. 2026-06-10
   days on market $159,900 Active 15 DOM
10. 2026-06-09
    days on market $159,900 Active 14 DOM
11. 2026-06-08
    days on market $159,900 Active 13 DOM
12. 2026-06-07
    days on market $159,900 Active 12 DOM
13. 2026-06-03
    days on market $159,900 Active 8 DOM
14. 2026-06-02
    days on market $159,900 Active 7 DOM
15. 2026-06-01
    days on market $159,900 Active 6 DOM
16. 2026-05-31
    days on market $159,900 Active 5 DOM
17. 2026-05-30
    days on market $159,900 Active 4 DOM
18. 2026-05-26
    listed $159,900 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: $3,895 · $325/mo
• Projected year-2 tax: $3,895 · $325/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $15,554
• − Mortgage interest: −$8,397
• − Property taxes: −$3,895
• − Insurance: −$750
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$4,361
• Taxable loss: −$4,337
• Est. tax savings @ 24.0%: +$1,041
• After-tax cash flow: $-749/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: Chenango Valley Central School District
• NCES district ID: 3607290
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 57% ▲ 4.00%
• Median HH income: $53,938
• Composite: 44.78/100
• National rank: #2745
• State rank: #339 of 590 in NY

Livability — Port Dickinson

• Score: 80/100
• State rank: #119
• US rank: #1948

Category grades

Amenities F Commute C+ Cost of living A+ Crime A- Employment B Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Broome County · 126,805 people
• Metro: Binghamton, NY
• Population (ZIP): 19,613
• Household income: $55,523
• Rent vs Own: 43.6% rent · 56.4% own
• Severe rent burden: 1230.0

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 (80%)
• Race & ethnicity: White 80% Two or more races 7% Hispanic / Latino 7% Black 5% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -16.13%
• Current HPI: 300.7692
• Rent YoY: —
• 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

• 2026-05-26 Listed $159,900 GBAOR

Property tax history

+7.5%/yr

Latest (2025): $3,895 · +0.2% YoY. Source: county tax records.