100 Garfield Ave · Endicott, NY 13760

$299,000

4 bd · 2.0 ba · 2,216 sqft · MultiFamily public records · 31 Days on market

Built 1920 4,356 sqft lot

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Why this score? — see what drove the B 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Offered for sale is a mixed use value-add investment property located at 100 Garfield Avenue. The property consists of 4 apartments in the main residential building and 3 commercial spaces in the adjoining commercial building, offering a balanced mix of residential and retail income. All 4 apartments are currently rented, along with 1 of the 3 commercial spaces, providing existing cash flow with additional upside through lease up of the remaining commercial vacancies. Garfield Ave directly connects to Washington Ave, placing the property near one of Endicott’s primary commercial corridors with convenient access to surrounding businesses, restaurants, and services. Built in 1983 and se

Key facts

• Opportunity zone
• Hubzone designations
• 4,356 sq ft lot

Tags

• MIXED-USE INVESTMENT PROPERTY
• FOUR ONE-BEDROOM APARTMENTS
• OPPORTUNITY ZONE
• HUBZONE DESIGNATIONS

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: No dedicated parking listed
• Utilities: Public water; Public sewer
• Home design: Residential income property (quadruplex)
• Construction: Block and concrete construction; Above-grade finished area approximately 4,926
• Exterior features: Level lot; Lot dimensions approximately 50 x 84

Interior

• Bedrooms: Four 1-bedroom units
• Flooring: Carpet; Tile
• Bathrooms: Seven 1-bathroom units, plus additional 1-bathroom unit (total bathrooms listed across units)
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Gas water heater; Carpet and tile flooring; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Recommended offer: $290k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 5.5% in Endicott — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#438 in NY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, crime F, commute F.
• Union-Endicott Central School District (suburban): math 43% / reading 57% proficiency, ranked #387 of 590 in NY (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles F Johnson Jr Elementary School (math 17% / reading 27%, grade F, #1,923 of 2,108 statewide, top 92%, 387 students, 66% FRL) — zoned schools average 66% FRL vs 42% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 50% district-wide (-28 pts) — the specific schools serving this property underperform the Union-Endicott Central School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.1%/yr); 213 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 340 units permitted in Broome County in 2024 (269 in 5+ unit buildings).
• At $4,105/mo this rent would consume 75% of the median local household income ($66k/yr) (locally 1480% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 + 7.1% rent growth), your $84k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $299k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1920 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.37% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $172,848
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1707 Tracy St Unit - 2 bldgs	0.33mi	4/2.0	2,247 (+1%)	8mo	$243,900	$109	76
710 Monroe St	0.36mi	4/2.0	2,164 (-2%)	14mo	$110,000	$51	68
106 Fillmore Ave	0.42mi	4/2.0	2,020 (-9%)	1mo	$74,000	$37	65
23 Robble Ave	0.54mi	4/3.0	2,300 (+4%)	11mo	$180,000	$78	56
2306 E Main St	0.61mi	4/2.0	2,304 (+4%)	18mo	$165,000	$72	50
103 Squires Ave	0.50mi	4/4.0	1,900 (-14%)	5mo	$166,315	$88	41
127 Hayes Ave	0.71mi	5/2.0 (+1)	2,335 (+5%)	23mo	$212,000	$91	34
1800 Witherill St	0.65mi	5/3.0 (+1)	2,436 (+10%)	19mo	$144,000	$59	28

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 · 7.09% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.43×
• Total profit: $36,004
• Equity at exit: $44,582

10-year hold

• IRR: 22.7%
• Equity multiple: 3.35×
• Total profit: $196,373
• Equity at exit: $25,852

Cash invested: $83,720 (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 13760

• Home prices YoY: -32.7%
• Rents YoY: 7.1%
• Active inventory: 213
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $4,105 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$503 /mo · $6,033/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $1,048

Break-even live

Break-even rent $2,779

Max offer price $299,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,217	-5% $1,132	+0% $1,048	+5% $963	+10% $878
Rent	-10% $723	-5% $886	+0% $1,048	+5% $1,210	+10% $1,372
Rate	-1.0pp $1,198	-0.5pp $1,124	base $1,048	+0.5pp $970	+1.0pp $891

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,104
Total (4 units)			$4,105

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 S Seward Ave Endicott, NY	3.0	1.5	1800	$2,000	$1.11	21d	1	0.91mi
208 S Liberty Ave Unit 2 Endicott, NY	3.0	1.0	2376	$1,700	$0.72	21d	1	0.97mi
409 Milan Ave Endicott, NY	5.0	2.0	2240	$2,350	$1.05	44d	1	0.98mi
723 Prescott Ave Endicott, NY	3.0	2.0	1544	$2,200	$1.42	44d	1	1.31mi

Listing history 19 events

1. 2026-06-19
   days on market $299,000 Active 31 DOM
2. 2026-06-18
   days on market $299,000 Active 30 DOM
3. 2026-06-17
   days on market $299,000 Active 29 DOM
4. 2026-06-16
   days on market $299,000 Active 28 DOM
5. 2026-06-15
   days on market $299,000 Active 27 DOM
6. 2026-06-14
   days on market $299,000 Active 25 DOM
7. 2026-06-13
   days on market $299,000 Active 24 DOM
8. 2026-06-10
   days on market $299,000 Active 22 DOM
9. 2026-06-09
   pricedays on market $299,000 Active 21 DOM
10. 2026-06-08
    days on market $310,000 Active 20 DOM
11. 2026-06-07
    days on market $310,000 Active 19 DOM
12. 2026-06-05
    days on market $310,000 Active 16 DOM
13. 2026-06-03
    days on market $310,000 Active 15 DOM
14. 2026-06-02
    days on market $310,000 Active 14 DOM
15. 2026-06-01
    days on market $310,000 Active 13 DOM
16. 2026-05-31
    days on market $310,000 Active 12 DOM
17. 2026-05-30
    days on market $310,000 Active 11 DOM
18. 2026-05-07
    listed $310,000 Active
19. 2023-11-30
    soldstatus $150,000

ⓘ 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: $6,033 · $503/mo
• Projected year-2 tax: $6,033 · $503/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥93°F today · 17 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: $49,260
• − Mortgage interest: −$16,749
• − Property taxes: −$6,033
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,941
• − Management: −$3,941
• − Depreciation: −$8,698
• Taxable income: $8,404
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $10,555/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: Union-Endicott Central School District
• NCES district ID: 3610710
• Math proficiency: 43% ▼ -9.00%
• Reading proficiency: 57% ▲ 11.00%
• Median HH income: $49,265
• Composite: 42.66/100
• National rank: #3176
• State rank: #387 of 590 in NY

Livability — Endicott

• Score: 70/100
• State rank: #438
• US rank: #7657

Category grades

Amenities D Commute F Cost of living A+ Crime F Employment D- Housing A Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Endicott, NY
• County: Broome County · 126,805 people
• City population: 42,896
• Metro: Binghamton, NY
• Population (ZIP): 42,896
• Household income: $66,095
• Rent vs Own: 35.0% rent · 65.0% own
• Severe rent burden: 1480.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -131.29%
• Current HPI: 270.2661
• Rent YoY: ▲ 7.09%
• 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

+106.7% since first listed

2 events — show timeline

• 2026-05-07 Listed $310,000 GBAOR
• 2023-11-30 Sold (Public Records) $150,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $6,033 · +3.4% YoY. Source: county tax records.