190 St Charles Street St · Johnson City, NY 13790

$289,000

8 bd · 3.0 ba · 2,660 sqft · MultiFamily public records · 23 Days on market

Built 1920 3,049 sqft lot Est $261k · 11% over

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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 +27.9/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +9.3/10.0
• Rent growth +4.9/5.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

With so much now happening, so close in Downtown JC (with the growing presence of Binghamton University), this oversized, solid 3 family is one that a savvy investor's portfolio can truly benefit from. The second floor 3 bedroom apartment is vacant for either an owner occupant or for the ability to get a market rent of approximately $1,300-$1,500 per month (being owner/landlord pays utilities). Apartments are very bright with an open livability and each have pleasant, large front deck/porches (plus solid back porch & stair access to each apartment allowing double egress safety). Also the back yard is sufficiently large to allow ample off street parking for tenants via the driveway access. This is priced well under market value (according to the Broome County GIS) and is conveying As-Is. Hurry on this one!!!

Key facts

• Fresh paint
• Renovated throughout
• Updated bathrooms

Tags

• RENOVATED THROUGHOUT
• UPDATED KITCHENS
• UPDATED BATHROOMS
• STAINLESS STEEL APPLIANCES
• REFINISHED HARDWOOD FLOORS
• FRESH PAINT

Property features AI

Finance

• Financial info: Actual rents reported: $1,350 for the 2-bed unit; $1,600 for each 3-bed unit

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property; Triplex (multi-family); Above-grade finished area reported
• Construction: Cedar and vinyl siding
• Exterior features: Covered porch; Level lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: One unit with 2 bedrooms; Two units with 3 bedrooms each
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: Three full bathrooms total; Each unit includes 1 bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Gas water heater; Oven; Range; Refrigerator; Carpet flooring; Hardwood flooring; Tile flooring; Vinyl flooring; Basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $289k.

Deal economics

• At list price, monthly cash flow is $889 ($11k/yr) — positive. Per door: $296/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.0% 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); 101 active listings in the ZIP; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 $81k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $116k; list at $289k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $284,665 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.19%
• DSCR: 1.59
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $260,680
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
258 Grand Ave	0.07mi	7/3.0 (-1)	2,660 (0%)	16mo	$188,000	$71	79
157 Corliss Ave	0.22mi	7/2.5 (-1)	2,760 (+4%)	5mo	$220,000	$80	72
110 Sergeant St	0.36mi	8/3.0	2,558 (-4%)	20mo	$280,000	$109	60
40 Roberts St	0.23mi	9/3.0 (+1)	2,300 (-14%)	7mo	$284,000	$123	56
44 Cleveland Ave	0.66mi	8/3.0	2,512 (-6%)	15mo	$245,000	$98	47

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: 36.7%
• Equity multiple: 3.92×
• Total profit: $236,164
• Equity at exit: $260,354

10-year hold

• IRR: 33.7%
• Equity multiple: 9.72×
• Total profit: $705,627
• Equity at exit: $561,463

Cash invested: $80,920 (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: 101
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $4,133 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$740 /mo · $8,880/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$868
• Net cashflow: $889

Break-even live

Break-even rent $3,008

Max offer price $289,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,053	-5% $971	+0% $889	+5% $807	+10% $726
Rent	-10% $563	-5% $726	+0% $889	+5% $1,052	+10% $1,216
Rate	-1.0pp $1,035	-0.5pp $963	base $889	+0.5pp $814	+1.0pp $738

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,134
Total (3 units)			$4,133

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   statusdays on market $289,000 Active Under Contract 23 DOM
2. 2026-06-19
   days on market $289,000 Active 21 DOM
3. 2026-06-18
   days on market $289,000 Active 20 DOM
4. 2026-06-17
   days on market $289,000 Active 19 DOM
5. 2026-06-16
   days on market $289,000 Active 18 DOM
6. 2026-06-15
   days on market $289,000 Active 17 DOM
7. 2026-06-14
   days on market $289,000 Active 15 DOM
8. 2026-06-13
   days on market $289,000 Active 14 DOM
9. 2026-06-10
   days on market $289,000 Active 12 DOM
10. 2026-06-09
    days on market $289,000 Active 11 DOM
11. 2026-06-08
    days on market $289,000 Active 10 DOM
12. 2026-06-07
    days on market $289,000 Active 9 DOM
13. 2026-06-05
    days on market $289,000 Active 6 DOM
14. 2026-06-03
    days on market $289,000 Active 5 DOM
15. 2026-06-02
    days on market $289,000 Active 4 DOM
16. 2026-06-01
    days on market $289,000 Active 3 DOM
17. 2026-05-31
    days on market $289,000 Active 2 DOM
18. 2026-05-29
    listed $289,000 Active
19. 2021-08-17
    soldstatus $116,000
20. 2021-08-16
    soldstatus $116,000 824-char remark

    Show marketing remark (824 chars)

    With so much now happening, so close in Downtown JC (with the growing presence of Binghamton University), this oversized, solid 3 family is one that a savvy investor's portfolio can truly benefit from. The second floor 3 bedroom apartment is vacant for either an owner occupant or for the ability to get a market rent of approximately $1,300-$1,500 per month (being owner/landlord pays utilities). Apartments are very bright with an open livability and each have pleasant, large front deck/porches (plus solid back porch & stair access to each apartment allowing double egress safety). Also the back yard is sufficiently large to allow ample off street parking for tenants via the driveway access. This is priced well under market value (according to the Broome County GIS) and is conveying As-Is. Hurry on this one!!!

21. 2021-05-10
    listed $129,000 824-char remark

    Show marketing remark (824 chars)

    With so much now happening, so close in Downtown JC (with the growing presence of Binghamton University), this oversized, solid 3 family is one that a savvy investor's portfolio can truly benefit from. The second floor 3 bedroom apartment is vacant for either an owner occupant or for the ability to get a market rent of approximately $1,300-$1,500 per month (being owner/landlord pays utilities). Apartments are very bright with an open livability and each have pleasant, large front deck/porches (plus solid back porch & stair access to each apartment allowing double egress safety). Also the back yard is sufficiently large to allow ample off street parking for tenants via the driveway access. This is priced well under market value (according to the Broome County GIS) and is conveying As-Is. Hurry on this one!!!

22. 2015-12-02
    soldstatus $114,500

ⓘ 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: $8,880 · $740/mo
• Projected year-2 tax: $8,880 · $740/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: $49,596
• − Mortgage interest: −$16,188
• − Property taxes: −$8,880
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,968
• − Management: −$3,968
• − Depreciation: −$8,407
• Taxable income: $6,740
• Est. tax owed @ 24.0%: −$1,618
• After-tax cash flow: $9,052/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

+152.4% since first listed

5 events — show timeline

• 2026-05-29 Listed $289,000 GBAOR
• 2021-08-17 Sold (Public Records) $116,000 Public Records
• 2021-08-16 Sold (MLS) $116,000 GBAOR
• 2021-05-10 Listed $129,000 GBAOR
• 2015-12-02 Sold (Public Records) $114,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $8,880 · +1.7% YoY. Source: county tax records.