87 Rotary Ave Ave · Binghamton, NY 13905

$165,000

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 36 Days on market

Built 1915 6,439 sqft lot $135/sqft · 15% below area Est $195k · 15% under

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Why this score? — see what drove the C+ 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 +20.0/30.0
• ARV discount +14.4/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• 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

Welcome to 87 Rotary Ave located in the West Side neighborhood. It is conveniently situated near all local amenities, including Main Street shopping, Guthrie Hospital, and is just a block away from Recreation Park. The first floor features an entry foyer, living room, dining room, and kitchen. The second floor includes three bedrooms and a full bathroom. Additionally, there is a finished walk-in attic providing extra space, and a back deck perfect for summer gatherings.

Key facts

• Guthrie hospital
• Recreation park
• Entry foyer

Tags

• WEST SIDE NEIGHBORHOOD
• LOCAL AMENITIES
• MAIN STREET SHOPPING
• GUTHRIE HOSPITAL
• RECREATION PARK
• ENTRY FOYER

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels
• Construction: Aluminum siding; Vinyl siding; Wood siding
• Exterior features: Garden; Level lot

Interior

• Kitchen: Range; Free-standing range; Refrigerator; Gas water heater
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Garden access (yard area); Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 6.4% in Binghamton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+11.2%/yr); 136 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 38% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $95k; list at $165k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (median comp): $194,631
• List price: $165,000
• Delta: -15.22%
• 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
5 Jefferson Ave	0.04mi	3/1.5	1,176 (-4%)	13mo	$172,500	$147	79
118 Helen St	0.28mi	2/1.0 (-1)	1,260 (+3%)	6mo	$158,000	$125	72
134 Matthews St	0.48mi	3/1.0	1,239 (+1%)	5mo	$144,000	$116	72
22 Park St	0.59mi	3/1.0	1,200 (-2%)	2mo	$175,257	$146	67
88 Crestmont Rd	0.38mi	4/2.0 (+1)	1,268 (+3%)	7mo	$193,000	$152	62
43 Clarke St	0.39mi	3/1.0	1,158 (-6%)	13mo	$125,000	$108	61
135 Crestmont Rd	0.59mi	4/1.5 (+1)	1,350 (+10%)	0mo	$117,000	$87	48
3 Cleveland Ave	0.72mi	3/2.0	1,152 (-6%)	5mo	$154,500	$134	48
66 Thorp St	0.54mi	2/1.0 (-1)	1,125 (-8%)	12mo	$71,000	$63	46
19 Stokes Ave	0.69mi	3/1.0	1,369 (+12%)	5mo	$175,000	$128	44
133 West End Ave	0.66mi	4/1.5 (+1)	1,296 (+6%)	12mo	$177,000	$137	42
16-18 Park St	0.58mi	2/1.5 (-1)	1,380 (+13%)	8mo	$209,000	$151	38

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,806
• Equity at exit: $24,602

10-year hold

• IRR: 11.9%
• Equity multiple: 2.16×
• Total profit: $53,451
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $203

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 83%

Sensitivity live

Price	-10% $317	-5% $260	+0% $203	+5% $146	+10% $89
Rent	-10% $69	-5% $136	+0% $203	+5% $270	+10% $337
Rate	-1.0pp $286	-0.5pp $245	base $203	+0.5pp $160	+1.0pp $117

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Highland Ave Unit 1 Binghamton, NY	3.0	1.0	1400	$1,650	$1.18	44d	1	0.11mi
99 Helen St Unit 2 Binghamton, NY	3.0	1.0	1220	$1,600	$1.31	44d	1	0.24mi
36 Haendel St Unit Second Floor Binghamton, NY	3.0	1.0	1200	$1,450	$1.21	44d	1	0.33mi
50 Lathrop Ave Unit 2 Binghamton, NY	3.0	1.0	1250	$1,600	$1.28	14d	1	0.38mi
73 Leroy St Unit 02 Binghamton, NY	3.0	1.0	1100	$1,950	$1.77	44d	1	0.56mi
133 Crestmont Rd Unit 2 Binghamton, NY	3.0	1.0	1300	$1,900	$1.46	44d	1	0.57mi
5 Arthur St Unit 2 Binghamton, NY	4.0	1.0	1200	$1,800	$1.50	44d	1	0.59mi
263 Main St Binghamton, NY	2.0	1.0	920	$1,200	$1.30	14d	1	0.60mi
29 Laurel Ave Unit 2 Binghamton, NY	3.0	1.5	1500	$2,250	$1.50	44d	1	0.66mi
46 North St Unit 4 Binghamton, NY	2.0	1.0	1000	$1,600	$1.60	14d	1	0.72mi
296 Main St Unit 6 Binghamton, NY	3.0	1.0	1200	$1,250	$1.04	14d	1	0.75mi
171 Chapin St Unit 3rd FL Binghamton, NY	2.0	1.0	1135	$1,500	$1.32	44d	1	0.81mi
171 Chapin St Unit 1st FL Binghamton, NY	4.0	1.5	1400	$3,000	$2.14	44d	1	0.81mi
171 Chapin St Unit 2nd FL Binghamton, NY	4.0	2.0	1135	$3,000	$2.64	44d	1	0.81mi
4 Erie St Unit 2 Binghamton, NY	3.0	1.0	1075	$1,200	$1.12	44d	1	0.82mi
198 Chapin St Binghamton, NY	4.0	2.0	1500	$1,700	$1.13	22d	1	0.90mi
127 Burbank Ave Unit 2 Johnson City, NY	2.0	1.0	1032	$1,000	$0.97	22d	1	0.94mi
167 Oak St Unit 1 Binghamton, NY	2.0	1.0	923	$1,300	$1.41	44d	1	1.00mi
145 Floral Ave Unit 4 Johnson City, NY	3.0	1.0	1095	$1,250	$1.14	22d	1	1.09mi
28 Lydia St Unit 1-R Binghamton, NY	2.0	1.0	770	$1,200	$1.56	45d	1	1.10mi
155 Willow St Unit 3 Johnson City, NY	2.0	1.0	739	$1,200	$1.62	22d	1	1.21mi
81 State St Unit 2 Binghamton, NY	2.0	2.0	800	$1,000	$1.25	44d	1	1.24mi
80 State St Unit A 3-1 3 Bed Binghamton, NY	3.0	3.0	900	$900	$1.00	44d	1	1.27mi
400 Riverside Dr Unit 15 Johnson City, NY	3.0	1.0	1000	$2,425	$2.42	14d	1	1.30mi
400 Riverside Dr Unit 27 Johnson City, NY	2.0	1.0	800	$2,000	$2.50	14d	1	1.30mi
400 Riverside Dr Unit 212 Johnson City, NY	3.0	1.0	1100	$2,500	$2.27	14d	1	1.30mi
143 Harrison St Unit 2 Johnson City, NY	2.0	1.0	750	$1,100	$1.47	14d	1	1.38mi
207 Saint Charles St #2 Johnson City, NY	2.0	1.0	925	$1,250	$1.35	22d	1	1.39mi
136 Court St Unit 2 Binghamton, NY	4.0	1.0	1373	$3,000	$2.18	44d	1	1.46mi

Listing history 33 events

1. 2026-06-19
   days on market $165,000 Active 36 DOM
2. 2026-06-18
   days on market $165,000 Active 35 DOM
3. 2026-06-17
   days on market $165,000 Active 34 DOM
4. 2026-06-16
   days on market $165,000 Active 33 DOM
5. 2026-06-15
   days on market $165,000 Active 32 DOM
6. 2026-06-14
   days on market $165,000 Active 30 DOM
7. 2026-06-13
   days on market $165,000 Active 29 DOM
8. 2026-06-10
   days on market $165,000 Active 27 DOM
9. 2026-06-09
   days on market $165,000 Active 26 DOM
10. 2026-06-08
    days on market $165,000 Active 25 DOM
11. 2026-06-07
    days on market $165,000 Active 24 DOM
12. 2026-06-03
    days on market $165,000 Active 20 DOM
13. 2026-06-02
    days on market $165,000 Active 19 DOM
14. 2026-06-01
    days on market $165,000 Active 18 DOM
15. 2026-05-31
    days on market $165,000 Active 17 DOM
16. 2026-05-30
    days on market $165,000 Active 16 DOM
17. 2026-05-14
    listed $165,000 Active 474-char remark
18. 2026-05-07
    historical
19. 2026-04-24
    price $165,000
20. 2026-03-09
    listed $180,000 Active
21. 2025-09-21
    historical $1,500
22. 2025-08-28
    price $1,500
23. 2025-08-26
    price $165,000
24. 2025-08-26
    price $1,300
25. 2025-08-22
    listed $1,500
26. 2025-08-02
    listed $169,000 Active
27. 2025-07-21
    historical $1,500
28. 2025-07-10
    status Pending
29. 2025-06-24
    listed $1,500
30. 2025-04-07
    listed $179,000 Active
31. 2008-08-20
    listed $119,900
32. 2005-11-04
    soldstatus $95,400
33. 2004-07-22
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2% 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: $20,402
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,800
• Taxable loss: −$205
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $2,484/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

+560.0% since first listed

17 events — show timeline

• 2026-05-14 Listed $165,000 GBAOR
• 2026-05-07 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $165,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-09 Listed $180,000 OneKey® MLS as Distributed by MLS Grid
• 2025-09-21 Rental Removed $1,500 ONEKEY
• 2025-08-28 Price Changed $1,500 ONEKEY
• 2025-08-26 Price Changed $165,000 GBAOR
• 2025-08-26 Price Changed $1,300 ONEKEY
• 2025-08-22 Listed for Rent $1,500 ONEKEY
• 2025-08-02 Listed $169,000 GBAOR
• 2025-07-21 Rental Removed $1,500 ONEKEY
• 2025-07-10 Pending — GBAOR
• 2025-06-24 Listed for Rent $1,500 ONEKEY
• 2025-04-07 Listed $179,000 GBAOR
• 2008-08-20 Listed $119,900 GBAOR
• 2005-11-04 Sold (Public Records) $95,400 Public Records
• 2004-07-22 Sold (Public Records) $25,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $8,650 · +0.9% YoY. Source: county tax records.