8 Amsbry St · Binghamton, NY 13901

$249,900

4 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 93 Days on market

Built 1910 3,680 sqft lot $149/sqft · 58% above area Est $301k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.0/30.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready for this beautifully updated home which blends classic charm with a fresh, modern feel. From the moment you step onto the tastefully updated front porch, you’ll see! Inside, you'll find an open floor plan, featuring gorgeous Brazilian tiger wood floors and handcrafted updates throughout. The style has a NYC feel with many modern touches. The bedrooms offer tall ceilings, making everything feel even more open and airy. The partially finished basement is a fun bonus space, complete with a custom kids’ playhouse and movie theater. The third floor is already laid out in a way that could easily work as a separate apartment, or guest space. 3rd Floor has its own utilities and plumbing. Out back, you’ll find a yard that’s ready to enjoy, with a kids’ playground, a hydro garden, a nice lounging deck, and a spacious workshop. This place wasn't just given a face lift, much of it was gutted and redone!

Key facts

• Open floor plan
• Movie theater
• Updated front porch

Tags

• UPDATED FRONT PORCH
• OPEN FLOOR PLAN
• BRAZILIAN TIGER WOOD FLOORS
• PARTIALLY FINISHED BASEMENT
• CUSTOM KIDS PLAYHOUSE
• MOVIE THEATER

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-474 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (33.5% below list).
• Recommended offer: $166k (33.5% below list) — sets the bar for cash-flow.
• Cap rate 4.0% 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: Binghamton High School (math 71% / reading 79%, grade A-, #631 of 1,100 statewide, top 58%, 1,341 students, 69% FRL).
• Zoned-school proficiency averages 75% at this address vs 37% district-wide (+38 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: 92 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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

• It's been on market 93 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $65k; list at $250k implies a 284% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,176 (33.5% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
9. 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.
10. 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.
11. 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: 0.67% ✗
• Cap rate: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 12.5

CMA / ARV

• ARV (median comp): $301,471
• List price: $249,900
• Delta: -17.11%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Dennison Ave	0.14mi	3/2.0 (-1)	1,656 (-1%)	1mo	$182,500	$110	83
31 Dennison Ave	0.12mi	4/1.5	1,856 (+10%)	11mo	$132,000	$71	67
5 Allen St	0.66mi	4/1.5	1,704 (+1%)	4mo	$160,000	$94	63
6 Lockwood St	0.41mi	4/1.5	1,782 (+6%)	13mo	$132,000	$74	60
20 Lockwood St	0.38mi	3/1.0 (-1)	1,781 (+6%)	11mo	$149,900	$84	56
24 Cary St	0.36mi	4/2.0	1,594 (-5%)	23mo	$59,000	$37	54
30 Rosedale Dr	0.73mi	3/1.5 (-1)	1,825 (+9%)	8mo	$246,000	$135	40
717 Chenango St	0.74mi	4/1.5	1,800 (+7%)	18mo	$225,000	$125	38
18 Pleasant Ct	0.66mi	3/1.0 (-1)	1,626 (-3%)	24mo	$154,900	$95	37

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: -30.6%
• Equity multiple: -0.01×
• Total profit: $-70,618
• Equity at exit: $37,261

10-year hold

• IRR: -32.6%
• Equity multiple: -0.43×
• Total profit: $-100,109
• Equity at exit: $21,607

Cash invested: $69,972 (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: 12.5×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$373 /mo · $4,474/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-474

Break-even live

Break-even rent $2,263

Max offer price $166,176

Occupancy floor —

Sensitivity live

Price	-10% $-332	-5% $-403	+0% $-474	+5% $-545	+10% $-615
Rent	-10% $-605	-5% $-540	+0% $-474	+5% $-408	+10% $-343
Rate	-1.0pp $-348	-0.5pp $-410	base $-474	+0.5pp $-539	+1.0pp $-605

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Roosevelt Ave Binghamton, NY	3.0	1.0	1400	$1,450	$1.04	22d	1	0.08mi
8 Roosevelt Ave Unit 2 Binghamton, NY	3.0	1.0	1400	$1,500	$1.07	45d	1	0.08mi
528 Chenango St Unit 1 Binghamton, NY	3.0	1.0	1250	$1,500	$1.20	15d	1	0.28mi
40 Fuller St Unit 40A Binghamton, NY	3.0	2.0	1600	$2,700	$1.69	22d	1	0.90mi

Listing history 21 events

1. 2026-06-21
   days on market $249,900 Active 93 DOM
2. 2026-06-19
   days on market $249,900 Active 91 DOM
3. 2026-06-18
   days on market $249,900 Active 90 DOM
4. 2026-06-17
   days on market $249,900 Active 89 DOM
5. 2026-06-16
   days on market $249,900 Active 88 DOM
6. 2026-06-15
   days on market $249,900 Active 87 DOM
7. 2026-06-14
   days on market $249,900 Active 85 DOM
8. 2026-06-13
   days on market $249,900 Active 84 DOM
9. 2026-06-10
   days on market $249,900 Active 82 DOM
10. 2026-06-09
    days on market $249,900 Active 81 DOM
11. 2026-06-08
    days on market $249,900 Active 80 DOM
12. 2026-06-07
    days on market $249,900 Active 79 DOM
13. 2026-06-03
    days on market $249,900 Active 75 DOM
14. 2026-06-02
    days on market $249,900 Active 74 DOM
15. 2026-06-01
    days on market $249,900 Active 73 DOM
16. 2026-05-31
    days on market $249,900 Active 72 DOM
17. 2026-05-30
    days on market $249,900 Active 71 DOM
18. 2026-03-20
    listed $249,900 Active 948-char remark

    Show marketing remark (948 chars)

    Get ready for this beautifully updated home which blends classic charm with a fresh, modern feel. From the moment you step onto the tastefully updated front porch, you’ll see! Inside, you'll find an open floor plan, featuring gorgeous Brazilian tiger wood floors and handcrafted updates throughout. The style has a NYC feel with many modern touches. The bedrooms offer tall ceilings, making everything feel even more open and airy. The partially finished basement is a fun bonus space, complete with a custom kids’ playhouse and movie theater. The third floor is already laid out in a way that could easily work as a separate apartment, or guest space. 3rd Floor has its own utilities and plumbing. Out back, you’ll find a yard that’s ready to enjoy, with a kids’ playground, a hydro garden, a nice lounging deck, and a spacious workshop. This place wasn't just given a face lift, much of it was gutted and redone!

19. 2024-09-05
    listed $239,900 Active
20. 2007-07-16
    soldstatus $65,000
21. 2006-07-22
    listed $85,000

ⓘ 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: $4,474 · $373/mo
• Projected year-2 tax: $4,474 · $373/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 6/10 Major FEMA zone X · 27% 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: $19,952
• − Mortgage interest: −$13,998
• − Property taxes: −$4,474
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$7,270
• Taxable loss: −$10,232
• Est. tax savings @ 24.0%: +$2,456
• After-tax cash flow: $-3,232/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

+194.0% since first listed

4 events — show timeline

• 2026-03-20 Listed $249,900 GBAOR
• 2024-09-05 Listed $239,900 GBAOR
• 2007-07-16 Sold (Public Records) $65,000 Public Records
• 2006-07-22 Listed $85,000 GBAOR

Property tax history

+7.2%/yr

Latest (2025): $4,474 · +0.9% YoY. Source: county tax records.