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Sales CompsApartmentPrepared By Reis, Inc.

Metro: BinghamtonSubmarket: BinghamtonCustomerID:1062457

Copyright 2018 Reis, Inc. 1062457

Section 1 - Subject Property

46 North StBinghamton, NY 13905 4600661

Sale Date 1st Sep, 2016

Sale Price --

Location and Physical CharacteristicsCounty Broome

Metro Binghamton

Submarket Binghamton

Use Type Apartment

Year Built / Renovated 1920 / --

Sewer Commercial

Water Commercial

Buyer and Seller InformationSeller Buyer

1. Name Tree District LLC

Address 519 Main St E, Endicott, NY 13760

Valuation and TaxesRecent Taxes

Tax Amount $7,827

Tax Year 2016

Assessed Value

Assessed Total Value $85,000

Assessed Land Value $7,600

Assessed Year 2017

Subject Property Additional Details When Available

Financing Details M&t Bank provided a $100,000 loan. Parcel Number 030200-160-031-0001-025-000-0000

Deed Reference 3791001308

Public Record Sales Comps are sales transaction records that have been created by county assessors, and have not been verified or enhanced by a Reis analyst. Typically,these records pertain to properties that are of a structural or use type other than the investment grade commercial real estate asset categories that Reis covers. Propertycategorization and data quality standards may vary significantly from county to county.




Section 2 - Summary Statistics

1 Reis Verified Sales Transactions* Low Average High

Number of Units 7 7 7

Number of Floors 3 3 3

Year Built 1970 1970 1970

Time Since Sale (months) 50 50 50

Sale Price $424,000 $424,000 $424,000

Sale Price Per Unit $60,571 $60,571 $60,571

Effective Gross Income Multiplier --x --x --x

* The Summary Statistics table excludes 10 public record transactions selected by the user. The public record transactions are, however, plotted onto the map, and included among the record-by-recordsales listings in this report.

10 Public Record Sales Transactions* Low Average High

Year Built 1965 1965 1965

Time Since Sale (months) 5 9 13

Sale Price $204,000 $375,190 $698,900

* Public Record Sales Comps are sales transaction records that have been created by county assessors, and have not been verified or enhanced by a Reis analyst. Typically, these records pertain toproperties that are of a structural or use type other than the investment grade commercial real estate asset categories that Reis covers. Property categorization and data quality standards may varysignificantly from county to county.




Section 3 - Comparable Group Locations

Reis Verified Sales are Plotted in Green Public Record Sales are Plotted in Red




Address Distance SubmarketYear

BuiltFloors

Total

UnitsSale Price

Price Per

UnitSale Date

1. 56 Murray St 0.54 mi. Binghamton 1970 3 7 $424,000 $60,571 14th Aug, 2014Binghamton, NY 13905

Address Distance Land Use Size Sale Price Sale Date Year Built

2. 119 Murray St 0.19 mi. Apartment $570,000 8th May, 2018 --Binghamton, NY 13905Public Record Sales Comp

3. 9 Seminary Ave 0.36 mi. Apartment $340,000 23rd Feb, 2018 --Binghamton, NY 13905Public Record Sales Comp

4. 58 Conklin Ave 0.97 mi. Apartment $413,000 31st Jan, 2018 1965Binghamton, NY 13903Public Record Sales Comp

5. 327 Main St 1.17 mi. Apartment $350,000 21st Dec, 2017 --Binghamton, NY 13905Public Record Sales Comp

6. 10 Crandall St 0.16 mi. Apartment $698,900 20th Dec, 2017 --Binghamton, NY 13905Public Record Sales Comp

7. 150 Chapin St 0.15 mi. Apartment $241,000 8th Dec, 2017 --Binghamton, NY 13905Public Record Sales Comp

8. 35 Riverside Dr 0.67 mi. $220,000 7th Dec, 2017 --Binghamton, NY 13905Public Record Sales Comp

9. 1446 Upper Front St 4.86 mi. $204,000 4th Dec, 2017 --Binghamton, NY 13901Public Record Sales Comp

10. 146 Beethoven St 0.46 mi. Apartment $315,000 1st Nov, 2017 --Binghamton, NY 13905Public Record Sales Comp

11. 86 Oak St 0.39 mi. Apartment $400,000 11th Sep, 2017 --Binghamton, NY 13905Public Record Sales Comp




1. 56 Murray StBinghamton, NY 13905 582317

Sale Date 14th Aug, 2014

Sale Price $424,000 (Reis Verified)

Sale Price Unit $60,571

Sale Price PSF $40

Property Street View


Metro Binghamton


Distance 0.54 miles

Property Type Market Rate Rental

Use Type Apartment

Building Area (SF) 10,496

No. of Buildings / Floors 1 / 3


Total Units 7

Asset Class BC

Transaction Type Arm's Length




1. 56 Murray St (continued)Binghamton, NY 13905 582317

Property Sale Details and Analysis

Sale Date 14th Aug, 2014

Sale Price $424,000 (Reis Verified)

Sale Price Unit $60,571

Sale Price PSF $40

12-Month Rolling Metro Cap Rate N/A

Reported Cap Rate None

Buyer and Seller InformationSeller

1. Name Mlcp Properties LLC

Type/Percent Private - Regional/Local / 100.0%

Buyer

1. Name 56 Murray LLC

Address Po Box 657 , Putnam Valley, NY 10579

Type/Percent Private - Regional/Local / 100.0%

Property Additional Details When Available

Financing Details First Niagara Bk provided a $336,000 loan. Parcel Number 3020016005500020000000000





2. 119 Murray StBinghamton, NY 13905 4096877

Sale Date 8th May, 2018

Sale Price $570,000


Metro Binghamton


Distance 0.19 miles

Use Type Apartment

Sewer Commercial

Water Commercial



1. Name I & F Co LP

Buyer

1. Name 119 Murray Street LLC

Address 1230 44th St, Brooklyn, NY 11219


Tax Amount $9,208

Tax Year 2016

Assessed Value



Assessed Year 2017


Financing Details Td Bank Na provided a $390,000 loan. Parcel Number 030200-160-039-0002-004-000-0000






3. 9 Seminary AveBinghamton, NY 13905 3868787

Sale Date 23rd Feb, 2018

Sale Price $340,000


Metro Binghamton


Distance 0.36 miles

Use Type Apartment

Sewer Commercial

Water Commercial



1. Name Joseph Paul Properties LLC

Buyer

1. Name 9 Seminary Avenue Lb4 Props Ll

Address 1506 Terrace Cir W Ste 000002, Teaneck, NJ07666


Tax Amount $21,141

Tax Year 2016

Assessed Value



Assessed Year 2017


Financing Details Tioga St Bank provided a $284,231 loan. Parcel Number 030200-160-047-0003-024-000-0000






4. 58 Conklin AveBinghamton, NY 13903 3868710

Sale Date 31st Jan, 2018

Sale Price $413,000


Metro Binghamton


Distance 0.97 miles

Use Type Apartment


Sewer Commercial

Water Commercial



1. Name Binghamton Luxury Apts LLC

Buyer

1. Name Gentleman of Park Place Hotel & R

Address 11 Putnam Rd, Scarsdale, NY 10583

2. Name Of Place Park Ladies

Address 11 Putnam Rd, Scarsdale, NY 10583


Tax Amount $27,624

Tax Year 2016

Assessed Value



Assessed Year 2017


Parcel Number 030200-160-065-0001-019-000-0000






5. 327 Main StBinghamton, NY 13905 3748348

Sale Date 21st Dec, 2017

Sale Price $350,000


Metro Binghamton


Distance 1.17 miles

Use Type Apartment

Sewer Commercial

Water Commercial



1. Name Bronikowski Ireneusz

Buyer

1. Name 7116 73rd Street LLC

Address 7 Birch Ct, Oyster Bay, NY 11771


Tax Amount $17,062

Tax Year 2016

Assessed Value



Assessed Year 2017


Parcel Number 030200-143-075-0002-005-000-0000






6. 10 Crandall StBinghamton, NY 13905 3751056

Sale Date 20th Dec, 2017

Sale Price $698,900


Metro Binghamton


Distance 0.16 miles

Use Type Apartment

Sewer Commercial

Water Commercial



1. Name French Suzanne S

Buyer

1. Name Crandall Street Housing Development Fund

Address 167 Clinton St, Binghamton, NY 13905


Tax Amount $5,064

Tax Year 2016

Assessed Value



Assessed Year 2017


Financing Details Nbt Bank Na provided a $5,076,910 loan. Parcel Number 030200-160-030-0002-026-000-0000






7. 150 Chapin StBinghamton, NY 13905 3956578


Sale Price $241,000


Metro Binghamton


Distance 0.15 miles

Use Type Apartment

Sewer Commercial

Water Commercial



1. Name Chapin Quinn LLC

Buyer

1. Name Bu Rentals LLC

Address 25 Douglas St, Rock Hill, NY 12775


Tax Amount $7,366

Tax Year 2016

Assessed Value



Assessed Year 2017


Parcel Number 030200-160-039-0002-008-000-0000






8. 35 Riverside DrBinghamton, NY 13905 3959849


Sale Price $220,000


Metro Binghamton

Distance 0.67 miles

Sewer Commercial

Water Commercial



1. Name 35 Riverside Drive LLC

Buyer

1. Name Black Pug LLC

Address 19 Oneonta St, Binghamton, NY 13903


Tax Amount $10,561

Tax Year 2016

Assessed Value



Assessed Year 2017


Parcel Number 030200-160-063-0001-022-000-0000






9. 1446 Upper Front StBinghamton, NY 13901 3957562


Sale Price $204,000


Metro Binghamton

Distance 4.86 miles

Sewer Commercial

Water Commercial



1. Name Spafard Edward C & Brigitte R

Buyer

1. Name Robert J Putnam

Address 1 Marion Rd, Worcester, NY 12197

2. Name Michele J Putnam

Address 1 Marion Rd, Worcester, NY 12197


Tax Amount $7,286

Tax Year 2016

Assessed Value



Assessed Year 2017


Parcel Number 032400-112-005-0003-029-000-0000






10. 146 Beethoven StBinghamton, NY 13905 3714253

Sale Date 1st Nov, 2017

Sale Price $315,000


Metro Binghamton


Distance 0.46 miles

Use Type Apartment

Sewer Commercial

Water Commercial



1. Name 146 Beethoven LLC

Buyer

1. Name Neogene LLC

Address 89 Court St Ste 0004TH, Binghamton, NY 13901


Tax Amount $7,827

Tax Year 2016

Assessed Value



Assessed Year 2017


Parcel Number 030200-160-021-0004-031-000-0000






11. 86 Oak StBinghamton, NY 13905 3672283

Sale Date 11th Sep, 2017

Sale Price $400,000


Metro Binghamton


Distance 0.39 miles

Use Type Apartment

Sewer Commercial

Water Commercial



1. Name Wb Ventures LLC

Buyer

1. Name Neogene LLC

Address 89 Court St Ste 0004TH, Binghamton, NY 13901


Tax Amount $10,709

Tax Year 2016

Assessed Value



Assessed Year 2017


Parcel Number 030200-160-047-0004-001-000-0000



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Copyright 2018 Reis, Inc.

About Reis

Reis provides commercial real estate market information and analytical tools to real estate professionals through itsReis Services subsidiary. Reis Services, including its predecessors, was founded in 1980. Reis maintains a proprietarydatabase containing detailed information on commercial properties in metropolitan markets and neighborhoodsthroughout the U.S. The database contains information on apartment, office, retail, warehouse/distribution,flex/research & development, self storage, seniors housing properties and affordable housing, and is used by realestate investors, lenders and other professionals to make informed buying, selling and financing decisions. In addition,Reis data is used by debt and equity investors to assess, quantify and manage the risks of default and loss associatedwith individual mortgages, properties, portfolios and real estate backed securities. Reis currently provides itsinformation services to many of the nation's leading lending institutions, equity investors, brokers and appraisers.

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