91 Crestmont Rd · Binghamton, NY 13905

$222,500

3 bd · 2.0 ba · 1,788 sqft · SingleFamily public records · 2 Days on market

Built 1913 Est $207k · 7% over

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Why this score? — see what drove the F 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 +7.3/30.0
• Rent growth +5.0/5.0
• ARV discount +4.2/15.0
• 1% rule +4.0/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 91 Crestmont Ave, located in the heart of the Westside of Binghamton! This beautifully maintained westside home comes with lots of character, space & is ready to be passed onto its new owners! Coming with 3 great size bedrooms, 2 full bathrooms, 1st floor laundry & stand up shower, and a huge bonus family room addition on the back. Newer windows, partially fenced in backyard & a cute sunroom off the back, perfect for a nice relaxation spot after a long day! You wont want to wait to grab this beautiful home up today!

Key facts

• Bonus family room
• Sunroom
• 1st floor laundry

Tags

• 1ST FLOOR LAUNDRY
• BONUS FAMILY ROOM
• PARTIALLY FENCED BACKYARD
• SUNROOM

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two stories
• Construction: Aluminum siding
• Exterior features: Garden; Level lot; Covered porch

Interior

• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Gas water heater; Carpet, hardwood, and tile flooring; 9 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-296 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (10.3% below list).
• Recommended offer: $170k (23.5% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 6.4% in Binghamton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Thomas Jefferson School (math 32% / reading 57%, grade F, #1,277 of 2,108 statewide, top 64%, 264 students, 60% FRL); Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL) — zoned schools at 64% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 37% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Binghamton City School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+11.2%/yr); 136 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• This rent runs 45% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

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

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,280 (23.5% 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 1913 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $207,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Matthews St	0.07mi	3/1.5	1,652 (-8%)	1mo	$191,000	$116	81
20 Westmoor Pl	0.25mi	3/2.5	1,838 (+3%)	2mo	$245,000	$133	81
1 Edgecomb Rd	0.48mi	3/2.0	1,776 (-1%)	5mo	$310,000	$175	73
149 Matthews St	0.13mi	3/1.5	1,564 (-12%)	5mo	$145,000	$93	67
4 Brintnall Pl	0.43mi	3/1.5	1,977 (+11%)	3mo	$210,000	$106	58
95 Lincoln Ave	0.46mi	3/1.5	1,594 (-11%)	7mo	$225,000	$141	53
238 Willow St	0.71mi	4/2.0 (+1)	1,872 (+5%)	2mo	$166,250	$89	52
11 Helen St	0.58mi	3/1.5	1,544 (-14%)	6mo	$245,000	$159	44
20 Lake Ave Ave	0.66mi	4/2.0 (+1)	1,568 (-12%)	2mo	$125,000	$80	42
23 Colfax Ave	0.65mi	3/2.0	1,561 (-13%)	8mo	$72,000	$46	42
36 Narwood St	0.48mi	4/1.5 (+1)	1,540 (-14%)	8mo	$202,250	$131	41
210 Clinton St	0.71mi	4/2.0 (+1)	2,010 (+12%)	2mo	$85,000	$42	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -19.2%
• Equity multiple: 0.29×
• Total profit: $-44,096
• Equity at exit: $33,175

10-year hold

• IRR: -2.6%
• Equity multiple: 0.78×
• Total profit: $-13,667
• Equity at exit: $19,238

Cash invested: $62,300 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$1,167
• Tax from tax record: −$613 /mo · $7,357/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-296

Break-even live

Break-even rent $2,370

Max offer price $170,280

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-233	+0% $-296	+5% $-359	+10% $-422
Rent	-10% $-453	-5% $-374	+0% $-296	+5% $-217	+10% $-138
Rate	-1.0pp $-184	-0.5pp $-239	base $-296	+0.5pp $-353	+1.0pp $-412

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	45d	1	0.08mi
74 Matthews St Binghamton, NY	3.0	2.0	2510	$2,300	$0.92	23d	1	0.16mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	45d	1	0.18mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	45d	1	0.35mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	45d	1	0.37mi
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	15d	1	0.65mi
57 Fowler Ave Johnson City, NY	3.0	2.5	2497	$2,000	$0.80	15d	1	0.69mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	15d	1	0.81mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	23d	1	0.95mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	45d	1	0.98mi
248 Main St Unit 2 Johnson City, NY	2.0	1.0	1650	$1,650	$1.00	15d	1	1.03mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	45d	1	1.05mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	45d	1	1.09mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	23d	1	1.10mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	45d	1	1.10mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	45d	1	1.26mi
50 Crocker Ave Johnson City, NY	4.0	2.0	1411	$2,000	$1.42	23d	1	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $222,500 Active 2 DOM
2. 2026-06-19
   remarks 540-char remark
3. 2026-06-19
   listed $222,500 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: $7,357 · $613/mo
• Projected year-2 tax: $7,357 · $613/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 1/10 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: $23,955
• − Mortgage interest: −$12,463
• − Property taxes: −$7,357
• − Insurance: −$1,112
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$6,473
• Taxable loss: −$7,284
• Est. tax savings @ 24.0%: +$1,748
• After-tax cash flow: $-1,799/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

1 event — show timeline

• 2026-06-19 Listed $222,500 GBAOR

Property tax history

+6.2%/yr

Latest (2025): $7,357 · +0.9% YoY. Source: county tax records.