Real Estate Investing in Binghamton, New York (13904)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 13904 (Binghamton, NY)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.3% unemployment — tenant risk signal.
What’s happening in Binghamton, NY (13904)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 13904 Binghamton
Investors eyeing 13904 need to respect the fundamentals at play. Home values of $165K come alongside slower price movement and elevated management overhead.
Rent of $1,200/mo on a $165K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 13904 sits below the stated 0.0% once reality is priced in.
On balance, 13904 offers a low basis, the region around Binghamton has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A solid renter share of 36% in 13904 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 13904 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Binghamton:
Property Strategy for 13904
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $123,871 | $1,090 | 6.3% | +10.6% | $61,936 |
| 3BR | $157,675 | $1,400 | 6.4% | +9.2% | $52,558 |
| 4BR | $173,552 | $1,600 | 6.6% | +8.9% | $43,388 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 13904 Compare?
| Metric | 13904 | Binghamton | Binghamton, NY | New York |
|---|---|---|---|---|
| Home Value | $165,429 | $60,810 | N/A | $505,608 |
| 5-Year CAGR | 8.1% | 7.9% | N/A | 6.6% |
| Avg Rent | $1,200 | $1,211 | N/A | - |
| Cap Rate | 5.7% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 13904 (Binghamton, NY). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 13904 (Binghamton, NY)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $165,429 |
| Monthly Rent | $1,200 |
| Price-to-Rent | 11.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.7% |
| Cap Rate | 5.7% |
| 5-Year IRR | 13.8% |
📈 Home Appreciation
| 1-Year | +9.4% ▲ |
| 3-Year CAGR | +8.0% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 13904
Population: 9,138
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 13904
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,333 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Binghamton, NY?
Median home price in Binghamton, NY is near $165K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Does Binghamton, NY favor landlords or tenants?
NY ranks as a tenant-protective state for landlord-tenant law. Binghamton generally follows the statewide framework, so landlords face reasonable operating rules.
Does house hacking work in Binghamton, NY?
The house hack math a challenging in Binghamton, NY. Owner-occupant buyers benefit from the $1,200/mo rents and $165K home values.
Is Binghamton, NY a good place for real estate investing?
Binghamton, NY rates 3.0/5 for investability. With median values at $165K and rents near $1,200/mo, the market offers reasonable fundamentals for rental investors.
Are tenants stable in Binghamton, NY?
Tenant demand in Binghamton, NY is solid. The local workforce $1,200/mo rents across most rental classes.
You know 13904 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 13904 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 13904 ranks in Binghamton, NY
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 13904 (Binghamton)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 13904 (Binghamton, NY).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.