52 Holland St · Binghamton, NY 13905

$115,000

4 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 60 Days on market

Built 1930 4,791 sqft lot $71/sqft · 22% below area Est $147k · 22% 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 +29.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single family house with 5 Bedrooms & 2 Full Bathrooms.

Key facts

• 4,791 sq ft lot
• Built 1930
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 6.4% in Binghamton — 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 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: schools D, 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.
• Market conditions: Rents rising fast (+11.2%/yr); 136 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 40% 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $86k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.56% ✓
• Cap rate: 10.49%
• Cash-on-cash: 14.98%
• DSCR: 1.67
• GRM: 5.3

CMA / ARV

• ARV (median comp): $147,274
• List price: $115,000
• Delta: -21.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Lake Ave Ave	0.39mi	4/2.0	1,568 (-3%)	2mo	$125,000	$80	75
23 Colfax Ave	0.20mi	3/2.0 (-1)	1,561 (-3%)	8mo	$72,000	$46	73
40.5 Julian St	0.13mi	3/1.5 (-1)	1,528 (-5%)	8mo	$180,000	$118	71
22 Holland St	0.14mi	4/2.0	1,825 (+13%)	9mo	$162,500	$89	65
167 Prospect St	0.29mi	3/2.0 (-1)	1,448 (-10%)	8mo	$144,000	$99	58
20 Sunset Dr	0.70mi	4/1.5	1,650 (+2%)	6mo	$200,000	$121	57
23 Mygatt St	0.68mi	4/1.5	1,666 (+3%)	9mo	$50,000	$30	53
149 Matthews St	0.69mi	3/1.5 (-1)	1,564 (-3%)	5mo	$145,000	$93	51
28 Sunset Dr	0.71mi	3/1.5 (-1)	1,780 (+10%)	3mo	$185,000	$104	40
16 Haendel St	0.66mi	5/2.0 (+1)	1,828 (+13%)	4mo	$135,000	$74	39
53 Thorp St	0.64mi	3/1.5 (-1)	1,445 (-11%)	8mo	$135,000	$93	39
68 Thorp St	0.59mi	5/1.5 (+1)	1,854 (+15%)	8mo	$41,000	$22	34

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: 9.7%
• Equity multiple: 1.41×
• Total profit: $13,135
• Equity at exit: $17,147

10-year hold

• IRR: 23.4%
• Equity multiple: 3.61×
• Total profit: $83,904
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$603
• Tax from tax record: −$367 /mo · $4,404/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $347

Break-even live

Break-even rent $1,359

Max offer price $115,000

Occupancy floor 76%

Sensitivity live

Price	-10% $412	-5% $379	+0% $347	+5% $314	+10% $281
Rent	-10% $205	-5% $276	+0% $347	+5% $418	+10% $489
Rate	-1.0pp $404	-0.5pp $376	base $347	+0.5pp $317	+1.0pp $286

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Baxter St Unit Left Binghamton, NY	4.0	2.5	1800	$1,500	$0.83	14d	1	0.26mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	14d	1	0.40mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	45d	1	0.53mi
36 Haendel St Unit 1 Binghamton, NY	3.0	1.0	1600	$1,650	$1.03	45d	1	0.59mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	45d	1	0.59mi
129 Helen St Unit 1 Binghamton, NY	4.0	2.0	1850	$2,200	$1.19	45d	1	0.71mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	45d	1	0.77mi
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	45d	1	0.80mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	45d	1	0.83mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	22d	1	0.89mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	45d	1	0.93mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	45d	1	0.93mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	45d	1	1.05mi
5 Arthur St Unit 1 Binghamton, NY	5.0	2.0	1200	$2,250	$1.88	45d	1	1.05mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	22d	1	1.06mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	14d	1	1.19mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	45d	1	1.19mi
19 Walnut St Binghamton, NY	5.0	2.0	1666	$2,250	$1.35	45d	1	1.21mi
26 Johnson Ave Unit 1 Binghamton, NY	3.0	1.0	1633	$1,600	$0.98	45d	1	1.31mi
51 Allen St Unit 1 Johnson City, NY	3.0	1.0	1170	$1,575	$1.35	22d	1	1.45mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	45d	1	1.48mi

Listing history 40 events

1. 2026-06-21
   days on market $115,000 Active 60 DOM
2. 2026-06-19
   days on market $115,000 Active 58 DOM
3. 2026-06-18
   days on market $115,000 Active 57 DOM
4. 2026-06-17
   days on market $115,000 Active 56 DOM
5. 2026-06-16
   days on market $115,000 Active 55 DOM
6. 2026-06-15
   days on market $115,000 Active 54 DOM
7. 2026-06-14
   days on market $115,000 Active 52 DOM
8. 2026-06-13
   days on market $115,000 Active 51 DOM
9. 2026-06-10
   days on market $115,000 Active 49 DOM
10. 2026-06-09
    days on market $115,000 Active 48 DOM
11. 2026-06-08
    days on market $115,000 Active 47 DOM
12. 2026-06-07
    days on market $115,000 Active 46 DOM
13. 2026-06-03
    days on market $115,000 Active 42 DOM
14. 2026-06-02
    days on market $115,000 Active 41 DOM
15. 2026-06-01
    days on market $115,000 Active 40 DOM
16. 2026-05-31
    days on market $115,000 Active 39 DOM
17. 2026-05-30
    days on market $115,000 Active 38 DOM
18. 2026-04-22
    listed $115,000 Active 61-char remark

    Show marketing remark (61 chars)

    Single family house with 5 Bedrooms & 2 Full Bathrooms.

19. 2025-04-02
    historical $1,700
20. 2025-03-15
    listed $1,700
21. 2024-07-15
    soldstatus $86,000 Closed 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

22. 2024-07-03
    status Pending 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

23. 2024-05-29
    price $104,900 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

24. 2024-01-02
    status Active 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

25. 2024-01-02
    price $94,900 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

26. 2023-11-20
    price $96,900 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

27. 2023-10-14
    price $97,900 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

28. 2023-10-14
    status Active 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

29. 2023-09-11
    status Pending 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

30. 2023-08-01
    listed $99,900 Active 260-char remark

    Show marketing remark (260 chars)

    Renovated 5 bedroom 2 bath home! This was once a 2 family home that was turned into a single-family home which has now been updated. 3 bedrooms on the first floor, one can be used as a dining room. Full bath on each level! Large bonus room on the second floor.

31. 2023-04-27
    price $98,900
32. 2023-01-23
    listed $99,900 Active
33. 2022-07-08
    soldstatus $34,000 Closed
34. 2022-03-17
    listed $44,900
35. 2021-09-24
    listed $59,900
36. 2018-05-31
    soldstatus $34,500
37. 2018-05-30
    soldstatus $34,500
38. 2017-09-27
    listed $39,000
39. 2017-01-24
    listed $50,000
40. 2007-10-01
    soldstatus $50,000

ⓘ 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: $4,404 · $367/mo
• Projected year-2 tax: $4,404 · $367/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 8/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,571
• − Mortgage interest: −$6,442
• − Property taxes: −$4,404
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$3,345
• Taxable income: $2,687
• Est. tax owed @ 24.0%: −$645
• After-tax cash flow: $3,514/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

+130.0% since first listed

23 events — show timeline

• 2026-04-22 Listed $115,000 GBAOR
• 2025-04-02 Rental Removed $1,700 GBAOR
• 2025-03-15 Listed for Rent $1,700 GBAOR
• 2024-07-15 Sold (MLS) $86,000 GBAOR
• 2024-07-03 Pending — GBAOR
• 2024-05-29 Price Changed $104,900 GBAOR
• 2024-01-02 Relisted — GBAOR
• 2024-01-02 Price Changed $94,900 GBAOR
• 2023-11-20 Price Changed $96,900 GBAOR
• 2023-10-14 Price Changed $97,900 GBAOR
• 2023-10-14 Relisted — GBAOR
• 2023-09-11 Pending — GBAOR
• 2023-08-01 Listed $99,900 GBAOR
• 2023-04-27 Price Changed $98,900 GBAOR
• 2023-01-23 Listed $99,900 GBAOR
• 2022-07-08 Sold (MLS) $34,000 GBAOR
• 2022-03-17 Listed $44,900 GBAOR
• 2021-09-24 Listed $59,900 GBAOR
• 2018-05-31 Sold (Public Records) $34,500 Public Records
• 2018-05-30 Sold (MLS) $34,500 GBAOR
• 2017-09-27 Listed $39,000 GBAOR
• 2017-01-24 Listed $50,000 GBAOR
• 2007-10-01 Sold (Public Records) $50,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,404 · +0.9% YoY. Source: county tax records.