113 Hawley St · Binghamton, NY 13901

$199,000

3 bd · 1.5 ba · 1,787 sqft · SingleFamily public records · 24 Days on market

Built 1920 1,742 sqft lot Est $136k · 47% 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 +17.3/30.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A versatile property for investors and flippers! A large vacant home located moments away from bus lines, shopping centers and downtown Binghamton. Bring your toolbox and a pair of gloves to use this building however you'd like! The driveway is large enough to store three vehicles, and the large parking lot next to the property could hold plenty more!

Key facts

• Centrally located
• Handicap accessible
• 1,742 sq ft lot

Tags

• HISTORICAL VICTORIAN TREASURE
• CENTRALLY LOCATED
• HANDICAP ACCESSIBLE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Clapboard and wood siding exterior
• Exterior features: Covered porch; Level lot; Lot dimensions approximately 37 x 52

Interior

• Kitchen: Range; Dishwasher; Free-standing range; Refrigerator
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Range, Dishwasher, Free-Standing Range, Gas Water Heater, Refrigerator; Hardwood and laminate floors; Basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.

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: Macarthur School (math 17% / reading 37%, grade F, #1,786 of 2,108 statewide, top 86%, 398 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 44% of the median local income ($56k/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 $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $90k; list at $199k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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?
6. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $135,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Mcdonald Ave	0.59mi	3/1.5	1,786 (-0%)	8mo	$140,000	$78	66
14 Broome St	0.67mi	3/2.0	1,749 (-2%)	1mo	$120,000	$69	62
14 Jackson Ave	0.56mi	4/1.0 (+1)	1,750 (-2%)	6mo	$133,000	$76	58
79 Pine St St	0.46mi	3/1.0	1,592 (-11%)	1mo	$132,500	$83	57
50 Tremont Ave	0.67mi	4/1.5 (+1)	1,725 (-4%)	4mo	$175,000	$101	54
18 Kress St	0.63mi	3/1.0	1,620 (-9%)	2mo	$105,000	$65	51
4 Lookout St	0.66mi	3/1.5	1,882 (+5%)	14mo	$135,000	$72	49
63 Mill St	0.72mi	4/2.0 (+1)	1,804 (+1%)	12mo	$77,000	$43	47
2 Emmett St	0.63mi	4/2.0 (+1)	1,644 (-8%)	10mo	$110,000	$67	42
1324 Vestal Ave	0.59mi	3/1.0	1,566 (-12%)	15mo	$85,000	$54	37
18 Esther Ave	0.68mi	4/2.0 (+1)	1,536 (-14%)	5mo	$130,000	$85	34
10 Duane Ave	0.73mi	4/1.5 (+1)	1,578 (-12%)	16mo	$169,900	$108	28

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-22,953
• Equity at exit: $29,672

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-7,753
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$355 /mo · $4,255/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $144

Break-even live

Break-even rent $1,875

Max offer price $199,000

Occupancy floor 88%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Hawley St Binghamton, NY	4.0	1.5	1637	$2,000	$1.22	43d	1	0.01mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	43d	1	0.09mi
33 Fayette St Unit 22 Binghamton, NY	2.0	1.0	1350	$1,100	$0.81	13d	1	0.20mi
86 Conklin Ave Binghamton, NY	3.0	1.0	1316	$1,600	$1.22	13d	1	0.38mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	43d	1	0.76mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	21d	1	0.76mi
51 2nd St Binghamton, NY	3.0	2.5	2333	$2,200	$0.94	13d	1	0.85mi
22 Ayres St Binghamton, NY	4.0	2.0	2333	$2,560	$1.10	43d	1	0.90mi
53 Seminary Ave Unit 1 Binghamton, NY	2.0	1.0	1722	$925	$0.54	21d	1	0.91mi
13 Chapin St Binghamton, NY	4.0	3.0	2452	$4,000	$1.63	43d	1	0.99mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	43d	1	1.15mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	13d	1	1.26mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	43d	1	1.26mi
31 Indiana St Binghamton, NY	3.0	1.5	1232	$1,500	$1.22	43d	1	1.30mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	43d	1	1.43mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	13d	1	1.47mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	43d	1	1.50mi

Listing history 25 events

1. 2026-06-19
   days on market $199,000 Active 24 DOM
2. 2026-06-18
   days on market $199,000 Active 23 DOM
3. 2026-06-17
   days on market $199,000 Active 22 DOM
4. 2026-06-16
   days on market $199,000 Active 21 DOM
5. 2026-06-15
   days on market $199,000 Active 20 DOM
6. 2026-06-14
   days on market $199,000 Active 18 DOM
7. 2026-06-13
   days on market $199,000 Active 17 DOM
8. 2026-06-10
   days on market $199,000 Active 15 DOM
9. 2026-06-09
   days on market $199,000 Active 14 DOM
10. 2026-06-08
    days on market $199,000 Active 13 DOM
11. 2026-06-07
    days on market $199,000 Active 12 DOM
12. 2026-06-03
    days on market $199,000 Active 8 DOM
13. 2026-06-02
    days on market $199,000 Active 7 DOM
14. 2026-06-01
    days on market $199,000 Active 6 DOM
15. 2026-05-31
    days on market $199,000 Active 5 DOM
16. 2026-05-30
    days on market $199,000 Active 4 DOM
17. 2026-05-27
    historical $2,000
18. 2026-05-27
    listed $199,000 Active
19. 2026-04-26
    listed $2,000
20. 2026-04-17
    soldstatus $90,000
21. 2026-04-13
    soldstatus $90,000 Closed 353-char remark

    Show marketing remark (353 chars)

    A versatile property for investors and flippers! A large vacant home located moments away from bus lines, shopping centers and downtown Binghamton. Bring your toolbox and a pair of gloves to use this building however you'd like! The driveway is large enough to store three vehicles, and the large parking lot next to the property could hold plenty more!

22. 2026-02-09
    status Pending 353-char remark

    Show marketing remark (353 chars)

    A versatile property for investors and flippers! A large vacant home located moments away from bus lines, shopping centers and downtown Binghamton. Bring your toolbox and a pair of gloves to use this building however you'd like! The driveway is large enough to store three vehicles, and the large parking lot next to the property could hold plenty more!

23. 2026-02-04
    listed $99,900 Active 353-char remark

    Show marketing remark (353 chars)

    A versatile property for investors and flippers! A large vacant home located moments away from bus lines, shopping centers and downtown Binghamton. Bring your toolbox and a pair of gloves to use this building however you'd like! The driveway is large enough to store three vehicles, and the large parking lot next to the property could hold plenty more!

24. 2025-02-05
    soldstatus $46,500
25. 2005-10-10
    soldstatus $25,000

ⓘ 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: $4,255 · $355/mo
• Projected year-2 tax: $4,255 · $355/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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°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: $24,691
• − Mortgage interest: −$11,147
• − Property taxes: −$4,255
• − Insurance: −$995
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$5,789
• Taxable loss: −$1,446
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $2,080/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): 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

-92.0% since first listed

9 events — show timeline

• 2026-05-27 Rental Removed $2,000 GBAOR
• 2026-05-27 Listed $199,000 GBAOR
• 2026-04-26 Listed for Rent $2,000 GBAOR
• 2026-04-17 Sold (Public Records) $90,000 Public Records
• 2026-04-13 Sold (MLS) $90,000 GBAOR
• 2026-02-09 Pending — GBAOR
• 2026-02-04 Listed $99,900 GBAOR
• 2025-02-05 Sold (Public Records) $46,500 Public Records
• 2005-10-10 Sold (Public Records) $25,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,255 · +0.9% YoY. Source: county tax records.