West Side Binghamton in the Abel Bennett Historical District

No flood water in 2006 or 2011

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OVER $27K in renovations done in 2009.  NEW ROOF [complete tear-off to include new underlayment,  NEW CHIMNEY above roof, aluminum chimney liner,  NEW hot water heater, NEW SECOND FLOOR SIDING [The expensive stuff, Cedar Impressions Polymer shakes  by CertainTeed with the original cedar siding removed and replaced with R-5 insulation/sheathing beneath the maintenance free shakes.]

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COMPLETE STREET RECONSTRUCTION on this section of Bennett Avenue is scheduled in 2012 to include sidewalks, driveway aprons, and all underground utilities.  [Sewer pipe, separate rain water pipe and city water pipe.  NG pipe already replaced]

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The best value in the area if you want to customize your own home, all you need to do is have a vision!

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THIS HOME IS A GREAT DEAL FOR THE BUYER WHO WOULD LIKE TO RENOVATE A HOME TO THEIR OWN TASTES.  BUYERS WITH LIMITED FINANCIAL CAPACITY TO TAKE ON A REMODEL PROJECT SHOULD LOOK ELSEWHERE!

 For the impeccably qualified buyer, I will consider a $1.00 per month rent-to-buy option to allow the buyer to make updates to the interior so they can move in upon closing.  Six month rental maximum.  I pay the taxes and water bills.  You pay heat and electric.  A non-refundable $5K down payment and purchase contract required.    

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Sale prices in the immediate neighborhood!

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48 Lathrop Avenue sold for $250K in December 2011

26 Johnson Avenue sold for $158.5K in 06/11

41 Johnson Avenue sold for $146K in November 2010 

56 Johnson Avenue sold for $165K in August 2010

28 Lathrop Avenue sold for $160,000 in March 2010 with a hilly back yard and no garage.

73 Bennett Avenue sold for $143,000 in January 2010

48 Bennett Avenue, a bungalo style home, sold for $145,000 in August 2009.

14 Bennett Avenue sold for $140,000 in October 2009

62 Johnson Avenue, a Millard style home like 56 Bennett, sold for $150,000 in April 2009.

11 Bennett Avenue sold for 147K in 08/08

62 Lathrop Avenue sold for 141.7K in 08/08

13 Bennett Avenue sold for 169K in 12/07

16 Bennett Avenue sold for 145.5K in 10/07

44 Lathrop Avenue sold for 163K in 05/07

34 Lathrop Avenue sold for 195K in 03/07

27 Bennett Avenue sold for 161K in 10/06

70 Bennett Avenue sold for $140K in 06/05

67 Bennett Avenue sold for 169.9K in 1991 [Rod Serlings childhood home]

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56 Bennett is a Millard Style home located in the Abel Bennett Historical District, a Prime West Side location between Recreation Park and Riverside Drive.  It was built around 1910. The district is on both the State and National Registers of Historical Places.  There are no restrictions placed on owners of state and nationally registered historic properties.  If you want a home in this area with your dream kitchen and bathroom, this may be your most cost effective opportunity!

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Total taxes are currently about $3,000 per year.

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56 Bennett is the home with the flagstone [grey] siding pictured above.  It is the same style as 53 Bennett , the yellow home pictured second above.  Also pictured, 55 Bennett [Stucco and blue duplex] and 58 Bennett [white], then a view east on Bennett  Avenue away from #56 and last a view toward #56 [fourth from left].   As you can see, I am selling the neighborhood as much as the house!  [56 Bennett is the ONLY home pictured currently for sale]

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An online brochure for general information about the West Side is provided at the West Side

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 Neighboorhood Association's link:  http://www.westsidebinghamton.org/index.html 

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This house is a good prospect for the family who does not have to live with someone elses used kitchen and bathroom or wishes to restore an older home in a historical district. BUT, YOU MUST HAVE A STRONG DESIRE TO CUSTOMIZE YOUR OWN HOME AND BE READY TO WORK WITH CONTRACTORS. IF YOU ARE NOT AT THAT POINT, 56 BENNETT IS NOT A GOOD PROSPECT FOR YOU.  

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The house is located on a level section of Bennett Avenue and features a reasonably flat lot [50 by 125] that will easily accommodate a first floor addition [family room, office, etc.] or expansion as has been done to many of these Millard Style homes. The single car garage was removed leaving room for a two car garage.  It is within one mile of two synagogues and two Roman Catholic Churches. A number of Protestant churches are within a few miles. Lourdes Hospital is less than 1/4 mile away.

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56 Bennett is a well built home requiring a great deal of TLC in a nice quiet side street neighborhood as the photos illustrate. The new overbuilt front porch is over 90% complete. You can decide where you want the permanent front steps installed and you choose the style and materials for the post wraps and railings.

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The 2nd and 3rd floor shingles were replaced in September 2009 with CertainTeed Cedar Impressions Cedar Shake.  The Cedar Shake was installed over 1 inch R-5 Dow styrofoam insulation to complement the insulation previously blown in the walls.  The Cedar Impressions was the highest rated vinyl/plastic siding product in Consumer Reports June 2009 edition!

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The clapboard on the first floor is in excellent shape on the three sides visible from the street and is good in the rear where it has not been stripped and sanded down to the wood. 

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All three roofs have been replaced [complete tear-off] with GAF Timberline 30 year shingles.

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On the first floor:  The 12 x 12.25 kitchen is already gutted [$1,000- $1,500 saved for you in demolition and removal fees]. The 10 x 6 half bath is partially gutted.  There is a 6 x 6 porch under the same roof as the half bath that can be enclosed to expand the half bath and/or kitchen if desired.  There is a 13.5 x 12.25 dining room and 25 x 12.5 living room with a wood burning fireplace. Both have new plaster walls and oak floors. No foyer.

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On the second floor:  There are three bedrooms with hardwood finished flooring. [14 x 12.25, 12.25 x 12 and 12.25 x 9.75] The 10 x 8 bathroom IS NOW GUTTED and while updating it and the kitchen below, they both should be rewired adding outlets with GFCI breakers. The electrical service for the house requires upgrading at the same time.  

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The third floor is a single finished room with a solid stain hardwood floor and built in bookcases, but is not insulated. Three dormers provide windows toward the street [south] and the east and west sides of the house. 

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The full basement houses an inefficient steam boiler [1960-70s vintage] feeding cast iron radiators on the three floors above. This can easily be converted to a high-efficiency hot water system.  The water service is new all the way to the water line in the middle of the street.  There is room on the west side of the basement that can be converted to open living space [no posts, etc.] of up to 13 x 27'.  This potential living space is not included in the estimated 1900 sq. ft. total.  The third floor is!

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All the interior doors are original to the house and with the exception of  the door on the stairway landing between the first and second floors, they are all still close to square.

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If you have a serious  interest in a project like 56 Bennett, you may forward your questions to TSTRAZIK@NYSIF.com   or call 607-741-3925 M-F from 8 AM - 3 PM.

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No realtors please!

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